HomeMy WebLinkAboutEDAC22-0001 Compiled NotesECONOMIC DEVELOPMENT ASSISTANCE COMMITTEE (EDAC) MEETING EDAC22-0001
April 27, 2022 1:00 PM – 2:00 PM via Teams and In Person (DDS Training Room)
PBM Supply & MFG., Inc.
APN 039-170-012 / 2376 and 2384 Dayton Road, Chico, CA 95928
The parcel is located between Dayton and Pierce roads, approximately 1.5 miles south west of the City of Chico city limits
via Dayton Road.
The parcel is developed with a 1,536 square foot residence (to be converted to a Caretaker’s Quarters), a barn, fallow agricultural field (former walnut orchard), and a 4,000 square feet building with yard. The property is on septic and well
water. The parcel is not encumbered by a Williamson Act contract.
The eastern ~10 acre portion is zoned Agricultural Services (AS), while the western half is zoned Agriculture 40 acre minimum (AG-40). Proposal includes a three phased project design:
The first phase will include an approximately 15,000 square foot storefront and warehouse to serve retail and wholesale
agricultural equipment sales, with two product display areas located adjacent to Dayton Road. This use is classified by the permitted by right Agricultural Support Services, Light use.
The second phase will involve at least one 10,000 – 15,000 square foot building to accommodate agricultural sprayer and
trailer assembly.
The third phase will involve three additional buildings between 10,000 – 15,000 square feet in size to be used for light manufacturing operations including metal processing and coating operations (laser cutting, forming, welding, powder coating and paint).
The development will include associated parking areas at 1 space per 1,000 square feet of Phase 2 & 3 structures and 1 parking space per associated agriculturally related retail sales area. Both phase 2 and 3 will require an approved Conditional Use Permit for the Agricultural Support Services, General land use.
Departments Comments
Planning Division Land Use, Zoning, Setbacks:
•See comments below.
•Phase I and II would come fairly quickly
• CUP can be done in phases.
• $80 per square foot vs. $300 per square foot now. ~$11 million dollar project. 2-3 year to actually
begin building. Support trees, people need to farm trees. 3-5 years out would be a good plan.
For additional information regarding these requirements, please contact: Tristan Weems, Associate Planner at 530.552.3685 / tweems@buttecounty.net
Public Works • Site improvements plans (and associated plan check fees) will be required and shall be master planned for all phases. The plans should include grading, drainage, utility and erosion control
drawings prepared by a qualified licensed professional. Minor revisions to the master plan are
possible with approval of Public Works and Planning. Drainage plans and calculations shall sufficiently mitigate runoff (no net increase) and demonstrate that neighboring parcels and improvements will not be impacted by drainage. Soils conditions in this area are generally favorable for storm drain infiltration trenches. Utilities shall be stubbed as necessary for future phases to
minimize impacts to previously constructed improvements. In general, the improvement plans should
meet the requirements of the Butte County improvement standards. No curb, gutter or sidewalk will be required along the frontage of Dayton Road. An encroachment permit will be needed for ingress and egress to/from the County ROW. Two driveways/encroachments will be allowed provided that sight distance requirements are met and there are no significant impacts to traffic. More than two
driveways/encroachments would require further consideration from Public Works. Culverts are likely
needed under the driveway approaches to accommodate the existing roadside ditch. The nearest floodway is 1,500 feet in the southerly direction. Dedication of a 33’ or 40’ (TBD) strip of ROW from the centerline of Dayton Road will be required. If access off Pierce Road is proposed, a 30’ strip of ROW dedication would also be required for that roadway.
• 15% more space at this location and would likely result in 15% increase of employees. A traffic study will likely not be required, but will depend on Level of Service at nearby intersections at time of application. Traffic counts would be helpful to make this determination. Applicant estimates traffic at 50 customer trips per day, and 65 employee trips.
• Public Works would not condition the project to underground existing utility lines.
• Project would be required to obtain coverage under the state Construction General Permit (CGP) by filing a Storm Water Pollution Prevention Plan with the Regional Water Quality Control Board.
For additional information regarding these requirements, please contact: Jessica Hankins (Traffic) jhankins@ddgeo.com Gavin Leiper 530.552.5715 / gleiper@buttecounty.net
Environmental Health
• 60-65 employees.
• Moving inventory to new location, including hazardous materials.
• Wastewater, water, and hazardous materials. Wastewater – onsite system exists for residence,
needs to be sized and mapped. For this project, need site evaluation, requires a certified
professional (designer) to design the system. EH will provide list. Depending on type of discharge –
parts washing / cleaning (greasy or oily or chemicals) may need to involve the Regional Water
Board. *Doesn’t do this currently* Similar to general domestic waste can work with locally.
• Wastewater: looking for setbacks to any drainage system. Can’t predict the size of the system at this
point, contact EH for this. Certified designer will review wastewater discharge, discussing time and
use (loading). Per employee generally 10-20 gallons for loading.
• Water: no records for onsite well, based on number of employees well will need to be developed as
a public water system. Two wells may be needed to serve the public water system / business. VOC
concern area, the well will probably need to be designed. Any exception for wells for fire
suppression? Executive order N7-22, excludes domestic and public water system wells.SB12 public
water system needs to be reviewed by the Regional Water Board. More info to come regarding fire
suppression. Public water system: number of people (25 people or more 60 days out of the year).
• Water specialist with EH can work with applicants directly, Nik will email regulations. EH will work
directly with applicant (who needs to hire a professional geologist or engineer).
• Haz Mat: submit annual Haz Mat reporting plan, create account submitting inventory to that system
within 30 days of starting operations. EH will provide small water system details.
For additional information regarding these requirements, please contact:
Nikolay Ostrovskiy, Program Manager 530.552.3869/ nostrovskiy@buttecounty.net
Butte County
Fire/Cal Fire • Project is within the Local Responsibility Area and not within a Fire Hazard Severity Zone. Butte
County Fire Department is the Fire Department having jurisdiction.
• Closest water purveyor is CAL Water, 12” main located in front of Chico Mobile County Club on
Hegan lane, approximately 4,000’ away.
• Provide Emergency Vehicle Access, 20’ wide, with 13’6” vertical clearance to within 150’ of all
structures.
• Permit requirements for powder coating through building permit, may require fire suppression.
The paint booth would require a separate permit and fire suppression.
• Provide a Hazardous material inventory, including chemical, quantity, and container size.
• A pressurized water system for fire suppression is required. Approximate fire flow of between
1500-3250 GPM, dependent upon building size, storage, and fire sprinklers.
• You may also elect to install an automatic fire suppression system in all buildings as an
alternative means to the required fire flow.
• Any high pile combustible storage (over 12’) of Class I, II, III, IV, or High Hazard commodities
exceeding 500 square feet will require fire protection.
For additional information regarding these requirements, please contact: Chris Boyd, Prevention Life Safety Officer 530.538.6320 / Chris.Boyd@fire.ca.gov Uriah AG • Ag / noxious weed maintenance plan not needed with CUP.
• As long as there is no development spillover to the AG-40 portion to the west.
For additional information regarding these requirements, please contact: Uriah Johnson, Agricultural Biologist, Senior 530.552.4091 / ujohnson@buttecounty.net
Curtis/Efrain
Building • Building permit for each specific structure, will have to comply with current code cycle.
• May require solar and energy storage.
• Full set of plans, geotechnical / soils report.
• Fee estimate is possible.
• Can defer impact fees to final.
For additional information regarding these requirements, please contact:
Efrain Ruvalcaba, Assistant Building Official 530.552.3651/ eruvalcaba@buttecounty.net
Katie
Simmons • To receive notes.
• Options for money available to build – financing options, County is member of a couple of JPAs.
PBM Supply & MFG., Inc. 324 Meyers St. Chico CA 95928 530.345.1334
Responses by Tristan W. (Butte County Planning Division)
PBM would like to move operations to the site of 2384 Dayton Road, Chico CA. We would like to do this in 3 phases over the next several years in a way that funding and operations allow.
We understand that there will be some costs and time associated with planning and compliance, so would like to use this
meeting to lay out our intents and identify what is required to achieve them so that we can budget our time and resources accordingly. PBM currently performs retail, wholesale distribution and light manufacturing operations at our Meyers st location, and we would like to move these over to the Dayton location in a phased process.
Phase 1:
We would like to prepare the site and lay the groundwork for our future expansion plan. Phase 1 will include the proper utility and site preparations, and the construction of a building to preform retail and wholesale agricultural distribution out of. We would like to factor in any ingress/egress, parking and utility requirements at this time. Parking requirements are 1 space per 1,000 square feet of habitable coverage associated with the use, and 1 space per 300 feet of associated agricultural “retail”.
Phase 2: Phase 2 will include the construction of a facility to house our assembly operations, This will include one or two steel buildings to accommodate agricultural sprayer and trailer assembly.
Phase 3: We are anticipating phase 3 to be the longest and most costly portion of our plan. Phase 3 will be the construction of buildings
to house our light manufacturing operations. These operations include metal processing and coating operations (laser cutting, forming,
welding, powder coating and paint). Our intent is to leave the existing residence located on the north end of the property as a caretaker unit and build out the rest of the property around it. The back half of the property will continue to be used for agricultural production.
We have several questions that we would like to answer at this meeting to accommodate our budgeting concerns. Questions: 1. Does the current zoning allow for the plan described in this document?
A) Does an agricultural maintenance plan need to be created?
1. Please describe the agricultural maintenance plan requirements and restrictions, associated costs, and timeline. B) Does a conditional use permit need to be submitted? Yes, Agricultural Support Services, General requires an approved Conditional Use Permit to entitle the use in the Agricultural Services (AS) zone.
1. Please describe the requirements and restrictions for a Conditional use permit, associated costs and timeline.
See attached Conditional Use Permit Guide. Associated cost will be: $13,381.67 and will take approximately 4-6 months to a Planning Commission (5- member hearing body) hearing date. C) Does an administrative use permit need to be submitted to for the caretaker unit? 1. What is the process for an administrative permit?
Complete the DPL-01 form, submit with application of CUP.
2. What does it cost? 3. How long does it take? 4. What are the potential conditions? Caretaker associated with on-site business resides in the unit. See attached sample permit.
2. Based upon PBM’s operations, can you Identify what use types will define PBM’s operations? A) Agricultural product sales on and off site? No, these uses apply only to products grown onsite. B) Agricultural support services general/light? Yes, your operational description fits into these two use categories.
C) Manufacturing general/heavy/light? Perhaps, but with the Agricultural component of the product lines the use is better defined under B) above; additionally these uses are not permitted in the AS zone.
3. There is a retail portion of PBM’s business (selling agricultural parts), is this allowed under under in the Agricultural Services zoning? Yes, retail sales of agricultural parts, accessory to the Agricultural Support Services Light / General is permitted.
4. Since this is a phased build-out, will we need to enter into a development agreement with the county?
No, a development agreement is not necessary. The CUP will cover all phases of development. 5. Will we need to go through a CEQA process (California Environmental Quality Act)? A) If so, please thoroughly describe the requirements, cost and timeline of this process. It depends on the project scope of the Use Permit Application. This fee is included with the CUP application and will push out the
anticipated completion of the CUP to approximately 5 months. The County contracts with a CEQA consultant, who will be drafting
the Initial Study. 6. What are the requirements or permits needed for the following: A) powder coating B) paint booth
C) powder coat
D) metal fabrication E) resale/wholesale distribution of ag products 7. Will our existing permits be able to be moved to the new location, or do we need to re-apply? 8. Are there building size threshold requirements? (eg: buildings over X ft2 require…….)
9. Are there waste water, power, fire, or utility requirements that are needed for this build?
10. What are the surface water and drainage requirements? 11. Can we fill in the ditch in front of the property to allow for ingress/egress? What’s the process? 12. Can we have multiple ingress/egress points? 13. What are the septic system requirements?
14. What are the fire flow requirements for the buildings?
15. What are the fire department/ emergency services access requirements? 16. If the power lines need to be raised to accommodate for large trucks, what is the process for this?
Agricultural Product Sales, Off-Site. The sale of agricultural products grown off-site.
Agricultural Product Sales, On-Site. The sale of agricultural products grown on-site.
Agricultural Support Services, General. Commercial, service, and industrial uses directly supporting agricultural activities in
Butte County. Examples of Agricultural Support Services include the manufacturing, assembly, or repair of agricultural equipment;
fertilizer storage, distribution, and manufacturing, and other similar agriculture-related uses that have the potential to produce
objectionable noise, smoke, odor, dust, heat, vibration, or industrial wastes.
Agricultural Support Services, Light. Commercial, service, and industrial uses directly supporting agricultural activities in Butte
County that are not classified as Agricultural Support Services, General. Examples of Agricultural Support Services, Light uses include
agricultural equipment rental and sales; the storage, warehousing, transport and distribution and wholesaling of agricultural
products; the processing and recycling of orchard and farm wood; agricultural research, development, management and
maintenance services conducted primarily within an office setting; and other similar agriculture-related uses.
…
Responses from Nikolay O. (Butte County Environmental Health)
• Can I permit and dig an emergency well on the property and can this be used for fire suppression? Not right now, non-small diameter domestic well permits are on hold at this time.
• Will I have to sink another well or will existing well suffice for public water system? Will I need a total of three wells on the property to serve all purposes: 2 for public water (domestic), 1 for fire? Need to know construction for existing well; will have
to go through SB 1263 for approval before moving forward with Public Water System
• How will I manage the risk of a well coming up contaminated – I’m concerned enough not to want to dig. Will have to test for contamination and may need to destroy if contaminants discovered (VOCs).
• Does the County ever participation in CalWater extension costs? County Admin, not likely for a single business however. The
estimate CalWater provided is 750K – 1M to extend water service to the property, which does not take into account size/environmental variability. I would like to ask the adjacent property owners to share the cost but they do not have the same need/incentive. This is too high a price to bear alone, so is off the table.
• At this point, I am thinking of just moving the retail store out there as the goal for the next 10 years before retirement, then it
will be up to the successors to figure out relocating the manufacturing. Still a PWS
• Can I meet with CalFire and Public Health on water? Yes Can they come out to the site to evaluate specifically what is out there and tell me what to do? Not needed at this point
ws_decision_tree revised 11/30/2021 Page 1 of 4
DECISION TREE FOR CLASSIFICATION OF WATER SYSTEMS
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DECISION TREE FOR CLASSIFICATION OF WATER SYSTEMS
“PUBLIC WATER SYSTEM” means a system for the provision of water for human consumption through pipes or other constructed conveyances that has 15 or more service connections or regularly serves at least 25 individuals daily at least 60 days out of the year.
Does the water system serve 25 people per day at least 60 day per year? There are two possible answers, “yes” and “no.”
If “yes,” then the water system does serve at least 25 individuals at least 60 days per year and is a public water system.Does the water system serve 25 or more yearlong residents? There are two possible answers, “yes” and “no.”If “yes,” then the water system is classified as a community water system (CWS).The classification of the water system is complete.
If “no,” the water system does not serve 25 or more yearlong residents and we need to know the number of service connections.
Are there 15 or more service connections used by yearlong residents? A yearlong resident is a person who resides at a service connection for 183 days, or more, per year. There are two possible answers, “yes” and “no.”If “yes,” then the water system is classified as a community water system (CWS).The classification of the water system is complete.
If “no,” then the water system does not have 15 or more service connections and we need to know how many people are
served part of the year.Does the water system serve 25 or more of the same people at least 6 months of the year? There are two possible answers, “yes” and “no.”If “yes,” then the water system is classified as a nontransient noncommunity water system (NTNCWS)
The classification of the water system is complete.
If “no,” then the water system is classified as a transient noncommunity water system (TNCWS)The classification of the water system is complete.
ws_decision_tree revised 11/30/2021 Page 3 of 4
If “no,” then the water system does not serve at least 25 individuals at least 60 days per year and we need to know more information about service connections.Are there 15 or more service connections? There are two possible answers, “yes” and “no.”
If “yes,” we need to decide if the water system is a public water system.
Are there 15 or more service connections used by yearlong residents? A yearlong resident is someone there 183 days, or more, per year. There are two possible answers, “yes” and “no.”If “yes,” the water system is classified as a community water system (CWS)The classification of the water system is complete.
If “no,” the water system does not have 15 or more service connections used by yearlong residents, the water
system is classified as a transient noncommunity water system (TNCWS).The classification of the water system is complete.If “no,” we need to know about the number of service connections.Are there 5 or more service connections? There are two possible answers, “yes” and “no.”
If “yes,” the water system is classified as a state small water system. State small water systems are not public
water systems (refer to the CCR Sections 64211 – 64217).The classification of the water system is complete.If “no,” the water system does not have 5 or more service connections, the water system is not regulated by the State, check with the County.
The classification of the water system is complete.
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California Health and Safety Code §116275
(e) “Human consumption” means the use of water for drinking, bathing or showering, hand washing, oral hygiene, or cooking, including, but not limited to, preparing food and washing dishes.
(h) “Public water system” means a system for the provision of water for human consumption through pipes or other constructed
conveyances that has 15 or more service connections or regularly serves at least 25 individuals daily at least 60 days out of the year. A public water system includes the following:
(1) Any collection, treatment, storage, and distribution facilities under control of the operator of the system that are used primarily in connection with the system.
(2) Any collection or pretreatment storage facilities not under the control of the operator that are used primarily in connection with
the system.
(3) Any water system that treats water on behalf of one or more public water systems for the purpose of rendering it safe for human consumption.
(i) “Community water system” means a public water system that serves at least 15 service connections used by yearlong residents or
regularly serves at least 25 yearlong residents of the area served by the system.
(j) “Noncommunity water system” means a public water system that is not a community water system.
(k) “Nontransient noncommunity water system” means a public water system that is not a community water system and that regularly serves at least 25 of the same persons over six months per year.
(n) “State small water system” means a system for the provision of piped water to the public for human consumption that serves at
least five, but not more than 14, service connections and does not regularly serve drinking water to more than an average of 25
individuals daily for more than 60 days out of the year.
(o) “Transient noncommunity water system” means a noncommunity water system that does not regularly serve at least 25 of the same persons over six months per year.
(s) “Service connection” means the point of connection between the customer’s piping or constructed conveyance, and the water
system’s meter, service pipe, or constructed conveyance.
http://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=HSC§ionNum=116275