REPORT TO SHASTA COUNTY BOARD OF SUPERVISORS

BOARD MEETING DATE:  September  12, 2017
CATEGORY:  Regular - Other Agencies-6.

SUBJECT:

General Plan Amendment 16-001 & Zone Amendment 16-002 (Highmark Land Company, LLC)

Supervisorial District No. :  3

DEPARTMENT CONTACT:  Richard W. Simon, Director of Resource Management, (530) 225-5789

STAFF REPORT APPROVED BY:  Richard W. Simon, Director of Resource Management

RECOMMENDATION

Take the following actions: (1) Conduct a public hearing on General Plan Amendment 16-001 and Zone Amendment 16-002, Highmark Land Company, LLC (Burney/Johnson Park Town Center), that would change the General Plan land use designation on approximately 14 acres of a 379-acre property from Suburban Residential (SR) to Commercial (C), and rezone the same 14 acres from Timberland (TL) to Community Commercial-Design Review (C2-DR), and apply the new Design Review district to the adjoining 2.65-acre property currently zoned C2-DR; (2) close the public hearing; (3) adopt a resolution which adopts the California Environmental Quality Act (CEQA) determination of a Mitigated Negative Declaration and approves General Plan Amendment 16-001, with the findings set forth in Planning Commission Resolution No. 2017-026; and (4) introduce, waive the reading of, and enact an Ordinance Amending Ordinance No. 378, The Zoning Ordinance of the County of Shasta, a Portion of the Zoning Plan (Z16-002–Highmark Land Co.) with the findings set forth in Planning Commission Resolution No. 2017-027.

SUMMARY

The overall project includes a General Plan amendment, rezone and parcel map located on a portion of an approximately 379 acre-parcel in the Burney/Johnson Park Town Center adjacent to State Highway 299E, east of the intersection of Black Ranch Road.  The General Plan amendment would change the land use designation on approximately 14 acres from Suburban Residential (SR) to Commercial (C). The rezone would change the zoning on the same 14 acres from Timberland (TL) to Community Commercial, Design Review Combining District (C2-DR), and would replace the existing DR district on the adjoining 2.65 acres of commercial land for consistency.  The General Plan amendment and rezone are necessary to facilitate the parcel map and development of the commercial parcels as an extension of existing commercial zoned land within and adjacent to the project. The Planing Commission approved the parcel map and recommended approval of the General Plan amendment and rezone by the Board of Supervisors. 

DISCUSSION

By providing larger parcels with more access options, this project better accommodates the needs of today's commercial development.  Prior discussions with land owners and commercial interests indicated that the existing commercial district in Burney is not conducive to larger infill projects due to limitations in parcel size, parking, site layout and access.  The 362-acre remainder parcel would retain the Suburban Residential (SR) designation and Timberland (TL) zoning.

Surrounding land consists of residential and commercial development to the west and southwest, industrial properties to the north, and undeveloped timberland to the east and south.  There is a 0.27-acre wetland located on proposed Parcel 3 of the parcel map, which requires mitigation.  The topography within the project site is primarily flat and is surrounded by flat to gentle sloping terrain.  Access to Parcels 1, 2 and 3 would be from a proposed extension of Black Ranch Road on the east side of State Highway 299.  Access to Parcel 4 would be through a separate encroachment onto State Highway 299 (see Parcel Map attached).  Both encroachments would require approval from Caltrans.  Sewer and water services would be provided by the Burney Water District by extension of their existing lines.  Burney Fire Protection District provides emergency services to the area. There are currently no improvements on the property.

Environmental Determination - A Mitigated Negative Declaration that considered all components of this project (General Plan amendment, rezone and parcel map) is recommended for this project.  Mitigation measures have been incorporated into the project to reduce impacts to less-than-significant including measures for the protection of plant and wildlife species, and a measure to mitigate impacts to the wetland located on the property.

Copies of the Planning Commission resolution and minutes are attached for reference.

ALTERNATIVES

The Board could deny the General Plan Amendment and rezoning request, or modify the General Plan Amendment and/or rezoning request, however, this might require further review by the Planning Commission, or the Board could continue the project and request additional information from staff.

OTHER AGENCY INVOLVEMENT

This application was reviewed by the referral agencies that review all new development applications.  The County Administrative Office office has reviewed the recommendation.

FINANCING

If approved, the project may result in increased tax revenues related to new commercial development, but may also result in additional demands for service.