HomeMy WebLinkAboutEDAC23-0003 NotesBUTTE COUNTY
ECONOMIC DEVELOPMENT ASSISTANCE COMMITTEE October 11, 2023, 2 pm Training Room DDS
EDAC23-0003 (Yosemite Clean Energy)
APNs: 078-090-014, 035-470-012, 078-100-015, -046, -047 Disclaimer: Any direction or information given is preliminary and may be subject to further refinement or change as
the application progresses through the formal application process.
PROJECT DESCRIPTION: A industrial development per the preliminary development plan affecting five existing parcels. Proposed use includes a Hydrogen Gas Plant utilizing wood waste from fire-affected regions of the County for green fuel production. The proposal is within the Oroville SOI, adjacent to the City limits.
PROJECT LOCATION: : The project site is located at Assessor Parcel Numbers: 078-100-015, -046, -047, 078-090-014 (461
OPHIR RD, OROVILLE CA 95966), & 035-470-012, located east of Baggett-Palermo Road and north of Ophir Road,
approximately 0.1 miles east of the City of Oroville city limits.
ZONING: HI (Heavy Industrial), G-C (General Commercial)
GENERAL PLAN DESIGNATION: I (Industrial), Commercial (C)
TIMING: Use Permit must be issued before building permit application.
PREVIOUS APPROVALS: In 2009, a lot line adjustment application was filed upon four of the subject parcels. It was never
issued. There is permitted industrial development upon APN: 078-100-046.
DISCRETIONARY APPROACH: The Heavy Industrial (HI) zoning district allows the proposed use through discretionary
action. This includes necessary building permits and a Conditional Use Permit entitlement.
Departments Comments
Planning
Division 1. Land Use, Zoning (Chapter 24), and Entitlements
Proposed Heavy Manufacturing uses conform with the Heavy Industrial zone’s purpose and Land Use
Definitions per Table 24-26, and Glossary 24-304 with a Conditional Use Permit (CUP) entitlement
requirement:
o Gasification Plant: Manufacturing, Heavy (C) [$13,661.15 – 2023 fees]
o Stockpiling Material: Warehousing, Wholesaling, and Distribution, (P)
2. Development Standards
Proposed development must adhere to setback and height standards per Table 24-27-2.
o No standard planning setback required. No adjacent residential zoning.
o Standard height limit of 50 ft.
o Per BCC sec. 24-27-2, Note 2, there are allowances for structures associated with industrial
operations to exceed 50 ft. provided they do not exceed height restrictions in regulated airport
zones, and that they do not “exceed the maximum height necessary to perform its intended
function”.
o Per Table 24-27-1, the maximum FAR (Floor Area Ratio) is 0.5.
3. Parking (24-93, et al.):
o Development must conform to Parking and Loading standards, which will include appropriate
number of parking spaces (with a 9’ x 19’ size) according to Table 24-93 On-Site Parking
Requirements
Minimum 9’ x 19’ size
1 space per 1,000 sq. ft. of floor area
Including Parking Lot Landscaping per Table 24-95-2 (dependent on total site area - <1
acre = 5%/ 1-3 acres = 10%/ >3 acres = 15%
4. Landscaping (24-110, et al.):
o Development must conform to Landscaping standards including compliance with the Model
Water Efficient Landscaping Ordinance (MWELO)
Need more info on number of buildings, height of each building, setback information, and justification for
109’ height on the Gasification plant.
For additional information regarding these requirements, please contact:
Austin Forde, Assistant Planner at (530) 552-3686 / aforde@buttecounty.net
Public Works 1. Construction SWPPP: A Construction SWPPP will be required prior to improvement permit
issuance if the project will disturb over an acre.
2. Industrial SWPPP and Drainage Plan: The applicant has noted that an Industrial SWPPP is
already in place for existing operations. This SWPPP may need to be modified, and the applicant
should coordinate with the Central Valley Regional Water Quality Control Board for additional
information. The project will be required to mitigate any additional stormwater runoff to pre-
development levels. Provide a preliminary drainage plan and calculations to be used in the CEQA
analysis. A final drainage plan will also be required with improvement permit issuance.
3. Parking Lot Oil/Grease Filter and Maintenance Mechanism: Depending on the amount of paving
associated with the project, an oil/grease filter and maintenance mechanism may be required for
parking lot drainage.
4. Traffic Impact Study: Using only the conceptual information provided, it appears that the project
could generate over 7,000 average daily trips, resulting in approximately 700 AM and PM peak hour
trips (1.5 ADT per 1000 GFA using ITE General Heavy Industrial Land Use Code; 111.1 ac =
4,839,516 sf; 1.5 *4839.516 = 7259 ADT * .10 = 725.9 peak hour trips). This exceeds the County’s
thresholds for a traffic impact study and could result in significant impacts under CEQA if not
mitigated. Public Works will therefore require a traffic impact analysis to evaluate the project’s traffic
impacts on nearby roadway segments and intersections. The traffic analysis should include an
analysis of turning movements and necessary lane and frontage improvements. Please use the
attached Traffic Impact Study Guidelines to prepare the traffic analysis.
5. Road Improvement Standards: The project is within the City of Oroville Sphere of Influence. City
standards will therefore apply. In the event that the City does not provide improvement standards for
streets, County standards will apply in addition to any recommendations of the Traffic Impact Study.
6. Encroachment Permits Required: Encroachment permits from Butte County will be required for all
work within the County right of way.
For additional information regarding these requirements, please contact:
Kim Hunter, Deputy Director of Land Development at (530) 552-5706 / khunter@buttecounty.net
Or Jessica Hankins, Public Works Project Manager at (530) 277-1783 / jhankins@butteconty.net
Butte County Fire 1. Construction, installation, or development of buildings and/or roads, driveways, gates, and bridges
on parcels/lots shall comply with the current adopted California Building Standard Codes, Butte
County Improvement Standards, and all other applicable State and County Codes, ordinances and
regulations, in effect at the time of application.
2. Provide a Hazardous material inventory, including chemical, quantity, and container size.
3. A pressurized water system for fire suppression may be required. Use of a private water system for
fire protection purposes will require one of the following acceptable entities to maintain the system:
Formation of a Mutual Water Company, Formation of a new County Service area, Annexation to an
existing County Service Area with the same level of service, or Establishment of another entity as
approved by the Butte County Fire Department. Project is adjacent to CAL Water and South Feather
Water and Power distribution system.
For additional information regarding these requirements, please contact:
Chris Boyd, Fire Marshall at (530) 538-7111 / Boyd.Chris@buttecounty.net
Environmental Health Project proposes CalWater and SCOR for water and sewer services respectively.
Project may require:
1. Solid Waste Permit for handling compostable material.
2. Hazardous Materials Business Plan or also be subject to any other Certified Unified Program Agency
programs such as CalARP and hazardous waste.
3. If not on public water or sewer then appropriate water well and wastewater permits.
For additional information regarding business assistance, please contact:
Nikolay Ostrovskiy, Environmental Health Program Manager at (530) 552-3869 /
NOstrovskiy@buttecounty.net
Building
Division 1. Building permits required prior to any construction along with plans drawn to current Building
Standards Codes.
For additional information regarding these requirements, please contact:
Efrain Ruvalcaba, Building Division Manager at (530) 552-3651 / eruvalcaba@buttecounty.net