Referral Early Consultation

Transcription

1 DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT th Street, Suite 3400, Modesto, CA Phone: Fax: Date: January 9, 2017 Referral Early Consultation To: Distribution List (See Attachment A) From: Subject: Kristin Doud, Associate Planner, Planning and Community Development USE PERMIT APPLICATION NO. PLN GO GREEN NORCAL Respond By: January 27, 2017 ****PLEASE REVIEW REFERRAL PROCESS POLICY**** The Stanislaus County Department of Planning and Community Development is soliciting comments from responsible agencies under the Early Consultation process to determine: a) whether or not the project is subject to CEQA and b) if specific conditions should be placed upon project approval. Therefore, please contact this office by the response date if you have any comments pertaining to the proposal. Comments made identifying potential impacts should be as specific as possible and should be based on supporting data (e.g., traffic counts, expected pollutant levels, etc.). Your comments should emphasize potential impacts in areas which your agency has expertise and/or jurisdictional responsibilities. These comments will assist our Department in preparing a staff report to present to the Planning Commission. Those reports will contain our recommendations for approval or denial. They will also contain recommended conditions to be required should the project be approved. Therefore, please list any conditions that you wish to have included for presentation to the Commission as well as any other comments you may have. Please return all comments and/or conditions as soon as possible or no later than the response date referenced above. Thank you for your cooperation. Please call (209) if you have any questions. Applicant: Project Location: Go Green Norcal, LLC 1930 Lemon Avenue, on the northwest corner of Lemon and Elm Avenues, east of HWY 33, near the city of Patterson. APN: Williamson Act Contract: General Plan: Current Zoning: Agriculture A-2-20 (General Agriculture) Project Description: Request to construct a 39,750 square foot barn and five (5) greenhouses (each 588 x168 in size) to allow for the establishment of a hydroponic lettuce operation. The barn is proposed to include space for lettuce packing and storage, employee restroom, break room, and office space, where the majority of employee work will occur. The project proposes a parking area (with 210 spaces), for 1-2 delivery trucks per day, and a maximum of 50 employees, and to operate year round, Monday through Saturday, from 5:00 a.m. to 2:30 p.m. The site is serviced by a private well and septic system. A storm drain basin is proposed to be located at the northern end of the property. Full document with attachments available for viewing at: I:\Planning\Staff Reports\UP\2016\UP PLN Go Green NorCal\Early Consultation Referral\EARLY CONSULTATION.doc STRIVING TO BE THE BEST COUNTY IN AMERICA

2 USE PERMIT APPLICATION NO. PLN GO GREEN NORCAL Attachment A Distribution List CA DEPT OF CONSERVATION X Land Resources X STAN CO ALUC X CA DEPT OF FISH & WILDLIFE STAN CO ANIMAL SERVICES CA DEPT OF FORESTRY (CAL FIRE) X STAN CO BUILDING PERMITS DIVISION X CA DEPT OF TRANSPORTATION DIST 10 X STAN CO CEO X CA OPR STATE CLEARINGHOUSE STAN CO CSA X CA RWQCB CENTRAL VALLEY REGION X STAN CO DER CA STATE LANDS COMMISSION X STAN CO ERC X CEMETERY DISTRICT: PATTERSON X STAN CO FARM BUREAU X CENTRAL VALLEY FLOOD PROTECTION X STAN CO HAZARDOUS MATERIALS X CITY OF: PATTERSON STAN CO PARKS & RECREATION X DISPOSAL DIST: BERTOLOTTI X STAN CO PUBLIC WORKS X COOPERATIVE EXTENSION STAN CO RISK MANAGEMENT X COUNTY OF: X STAN CO SHERIFF FIRE PROTECTION DIST: WEST STANISLAUS X STAN CO SUPERVISOR DIST #5: DEMARTINI X HOSPITAL DIST: DEL PUERTO X STAN COUNTY COUNSEL X IRRIGATION DIST: WEST STANISLAUS X StanCOG X MOSQUITO DIST: TURLOCK X STANISLAUS FIRE PREVENTION BUREAU X MOUNTIAN VALLEY EMERGENCY MEDICAL SERVICES MUNICIPAL ADVISORY COUNCIL: X STANISLAUS LAFCO SURROUNDING LAND OWNERS (on file w/the Clerk to the Board of Supervisors) X PACIFIC GAS & ELECTRIC X TELEPHONE COMPANY: AT&T POSTMASTER: RAILROAD: X TRIBAL CONTACTS (CA Government Code ) TRIBAL CONTACT Torres Martinez Desert Cahuilla Indians (All) X SAN JOAQUIN VALLEY APCD X US ARMY CORPS OF ENGINEERS X SCHOOL DIST 1: PATTERSON X US FISH & WILDLIFE SCHOOL DIST 2: X US MILITARY (SB 1462) (7 agencies) STAN ALLIANCE USDA NRCS X STAN CO AG COMMISSIONER WATER DIST: TUOLUMNE RIVER TRUST I:\Planning\Staff Reports\UP\2016\UP PLN Go Green NorCal\Early Consultation Referral\EARLY CONSULTATION.doc

3 STANISLAUS COUNTY CEQA REFERRAL RESPONSE FORM TO: Stanislaus County Planning & Community Development th Street, Suite 3400 Modesto, CA FROM: SUBJECT: USE PERMIT APPLICATION NO. PLN GO GREEN NORCAL Based on this agencies particular field(s) of expertise, it is our position the above described project: Will not have a significant effect on the environment. May have a significant effect on the environment. No Comments. Listed below are specific impacts which support our determination (e.g., traffic general, carrying capacity, soil types, air quality, etc.) (attach additional sheet if necessary) Listed below are possible mitigation measures for the above-listed impacts: PLEASE BE SURE TO INCLUDE WHEN THE MITIGATION OR CONDITION NEEDS TO BE IMPLEMENTED (PRIOR TO RECORDING A MAP, PRIOR TO ISSUANCE OF A BUILDING PERMIT, ETC.): In addition, our agency has the following comments (attach additional sheets if necessary). Response prepared by: Name Title Date I:\Planning\Staff Reports\UP\2016\UP PLN Go Green NorCal\Early Consultation Referral\EARLY CONSULTATION.doc

4 UP PLN GO GREEN NORCAL AREA MAP

5 UP PLN GO GREEN NORCAL GENERAL PLAN MAP

6 UP PLN GO GREEN NORCAL ZONING MAP

7 UP PLN GO GREEN NORCAL 2015 AERIAL

8 UP PLN GO GREEN NORCAL 2015 AERIAL

9 UP PLN GO GREEN NORCAL SITE PLAN

10 UP PLN GO GREEN NORCAL SITE PLAN

11 UP PLN GO GREEN NORCAL ELEVATIONS

12 UP PLN GO GREEN NORCAL ELEVATIONS

13 UP PLN GO GREEN NORCAL PARKING AND LANDSCAPING PLAN

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22 Use Permit Findings The establishment, maintenance, and operation of the proposed greenhouse and barn facility is consistent with the General Plan and will not, under the circumstances of the particular case, be detrimental to the health, safety, and general welfare of persons residing or working in the neighborhood of the use, and that it will not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the county. The project will provide growing operations for lettuce and similar leafy vegetables in covered crop protection facilities. As an agricultural facility, the project is consistent with adjoining agricultural uses. Tier One Use Permit Findings The proposed greenhouse and barn facility is not substantially detrimental or in conflict with agricultural use of other property in the vicinity as required under Section of the Stanislaus County Code. The project will provide growing operations for lettuce and similar leafy vegetables in covered crop protection facilities. As an agricultural facility, the project is consistent with adjoining agricultural uses. Williamson Act Findings 1. The proposed greenhouse and barn facility will not significantly compromise the long-term productive agricultural capability of the subject parcel or on other contracted lands in the A-2 zoning district. 2. The proposed greenhouse and barn facility will not significantly displace or impair current or reasonably foreseeable agricultural operations on the subject contracted parcel or on other contracted lands in the A-2 zoning district. 3. The proposed greenhouse and barn facility will not result in the significant removal of adjacent contracted land from agricultural or open space use. The project will provide growing operations for lettuce and similar leafy vegetables in covered crop protection facilities. As an agricultural facility, the project is consistent with the agricultural requirements of the Williamson Act. Ag Buffer Statement This project proposes to encroach within the 150-foot wide buffer setback. The use onsite will be low people-intensive and a Tier One use. Furthermore, operations will take place within covered crop protection structures which will address any concerns related to overspray. As an organic, hydroponic operation, the potential for this use to overspray onto adjoining parcels does not exist. Setbacks are 60 from the west property line, 135 from the north property line, 160 to the south, and 60 to the east.. No perimeter fencing is anticipated, and landscaping is limited to the front parking area.

23 1. What is grown on site? leafy greens (lettuces) 2. How is it grown? Plants are grown inside a plastic tube. Water is pumped in from one side and captured from the other. No water is ever applied/reaches the ground. This method uses about 80% less water than traditional methods. We grow organically and do not use pesticides. See diagram. The process is as follows: 1. Plants are seeded in small plastic trays and are left to germinate for 2-3 weeks 2. Seedlings are then transplanted from plastic trays into the growing tubes for another 3-4 weeks 3. Once fully mature, plants are pulled out of the growing tubes and placed into a bag/box. 4. The harvested product is temporarily held in a cooler (hours) until loaded into a truck and shipped. Other info: We grow year round (non-seasonal) Monday - Saturday 5am - 2:30pm 2 trucks per day about 45 full-time employees 3. Building Info 1. (1) Barn building (about 39,000 sq. ft.) where 95% of work is performed 2. (1) Crop protection structure (greenhouse) about 11.3 acres of plastic covered 3. Yes, bathrooms on site - see diagram. 4. No office (ran out of San Diego), other than a couple desks to manage logistic and compliance paperwork

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