| | | | | | | | REPORT TO SHASTA COUNTY BOARD OF SUPERVISORS
BOARD MEETING DATE: March 21, 2017
CATEGORY: Scheduled Hearings - Resource Management-7.
SUBJECT:
General Plan Amendment 13-002 and Zone Amendment 13-004 (Stephens) Cottonwood Area |
| | | | | | | | | DEPARTMENT: | Resource Management
Planning Division
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| | | | | | | | Supervisorial District No. : 5
DEPARTMENT CONTACT: Richard W. Simon, Director (530) 225-5789
STAFF REPORT APPROVED BY: Richard W. Simon
Vote Required?
Simple Majority Vote | General Fund Impact?
No General Fund Impact |
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| | | | | | | | RECOMMENDATION
Conduct a public hearing and take the following actions on General Plan Amendment No. 13-002 and Zone Amendment No. 13-004, Stephens (Cottonwood Area), which would change the land use designation on approximately 122 acres from Rural Residential A (RA) to Suburban Residential One Dwelling Unit Per Acre (SR-1) and rezone the property from the existing Planned Development (PD) zoning district to a PD zoning district specific to the applicant’s residential land division project: (1) Adopt a California Environmental Quality Act (CEQA) determination of a Mitigated Negative Declaration with the findings set forth in Planning Commission Resolution No. 2017-004; (2) adopt a resolution which approves the General Plan amendment based on the findings set forth by the Planning Commission; (3) make the rezoning findings; and (4) introduce, waive the reading and enact an ordinance which approves the Zone Amendment No. 13-004, Stephens (Cottonwood Area), as set forth in Planning Commission Resolution No. 2017-004. |
| | | | | | | | SUMMARY
The request is for: 1) A General Plan Amendment to change the General Plan land use designation for the property from Rural Residential A (RA) to Suburban Residential One Dwelling Unit Per Acre (SR-1); and 2) To change the existing Planned Development (PD) zoning district to a PD zoning district specific to the applicant’s residential land division project on approximately 122 acres. The project is generally located west of Interstate Highway 5, north of Cottonwood and south of Anderson, on approximately 122 acres west of Rhonda Road, and approximately one-mile north of Castlewood Drive.
The General Plan and Zone amendments are in conjunction with a residential land division that would create 102 parcels, consisting of 98 suburban residential lots, a 36.6-acre open space parcel, a large residential parcel of 59.1-acres and two approximately one-acre residential parcels (Tract Map 2003). The tract map was approved by the Planning Commission contingent upon the General Plan and zoning amendments, annexation to the Cottonwood Water District (CWD) for water service, and annexation to County Service Area #17 (CSA #17) for sewer service. |
| | | | | | | | DISCUSSION
The Planning Commission reviewed this application on January 12, 2017 and recommend that the Board of Supervisors approve the General Plan and Zone Amendment.
The proposed SR land use designation would be consistent with suburban and commercial development in nearby Anderson and Cottonwood, and with anticipated development patterns adjacent to the site within the City of Anderson. The proposed PD zone would be consistent with the subdivision which includes open space and a mix or residential parcel sizes.
Access & Services - The project site is on the west side of and is accessed from Rhonda Road. Fire protection will be provided by the Cottonwood Fire Protection District. The site is within the future service area boundaries of the CWD and CSA #17 which have both committed to providing service for the project subject to formal annexation of the property to the respective service areas with Local Agency Formation Commission (LAFCO) approval.
Site Characteristics - The project site is situated within in a blue oak woodland. There are numerous canyon features with natural seasonal drainages and man-made ponds that support livestock operations within the site. The seasonal drainages and ponds generally lack riparian vegetation. The residential subdivision would be on a relatively flat terrace within the northeastern portion of the property. Land uses in the vicinity of the project site include undeveloped residentially designated lands, developed rural residential properties, a pet cemetery, and a church.
Project Analysis - The suburban land use designation provides living environments receiving most urban services, but is characterized by lower population densities than the urban residential category. Annexation to the CWD and CSA #17 would provide urban services consistent with the suburban land use category. The project is also in close proximity to retail, educational, and medical services, and employment opportunities in the Cottonwood Town Center and the City of Anderson. The project fits into future circulation plans and an existing public transit route that serves the area. Traffic impact fees from the project would be used to implement planned road and highway improvements in the Cottonwood area.
Environmental Determination –The recommended Mitigated Negative Declaration (MND) incorporates measures to reduce potential impacts of the project to a less-than-significant level in the areas of biological resources, traffic, aesthetic, air quality, and public safety. Detailed analysis and mitigation measures area in the attached MND and Mitigation Monitoring Program (MMP).
Copies of the Planning Commission resolution and minutes are attached for review. |
| | | | | | | | ALTERNATIVES
(1) Deny the General Plan Amendment and Rezoning request; this action would render the approved subdivision (TR2003) invalid, (2) Modify the General Plan Amendment and rezoning request; this may require further review by the Planning Commission, or (3) Continue review of the applications for additional information. |
| | | | | | | | OTHER AGENCY INVOLVEMENT
This application was reviewed by the referral agencies which review all new development applications. |
| | | | | | | | FINANCING
If approved, the project may result in increased tax revenues, but may also result in additional demands for service. |
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