SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT

Transcription

1 SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT March 2, 2012 PROJECT: Coastal Growers Supply Development Plan HEARING DATE: March 19, 2012 STAFF/PHONE: Dana Carmichael, (805) GENERAL INFORMATION Case No. 11DVP Assessor s Parcel Number: Applicant/Phone: Darren Huebner 1450 Solomon Road Santa Maria, CA (805) EXECUTIVE SUMMARY Vicinity Map The proposed project consists of the construction of a new agricultural storage and supply yard consisting of two new agricultural support metal buildings of approximately 7,500 sq. ft. each with a maximum height of 16 feet. The buildings would be located along the western and northwestern portions of the approximately 5- acre site. The project is conditioned to require Board of Architectural Review (BAR) approval prior to Zoning Clearance issuance. Proposed landscaping consisting of native, drought tolerant shrubs, groundcover, and trees would be located along the perimeter of the project site and on the exterior sides of the two structures. Access to the site would be a provided via Evora Way. Water would be provided by an existing private water well located in the southeast corner of the project site. Wastewater would be provided by a proposed septic disposal system in conformance with County Environmental Health Services requirements. Project grading would consist of approximately 22,000 cu. yd. fill. The subject parcel is located within the home range of the California Tiger Salamander (CTS), a Federally listed Endangered Species. According to an Initial Field Assessment dated May 24, 2011 and completed by Vince Semonsen, Wildlife Biologist, the proposed project would have a very low probability of impacts to CTS. Hazardous materials stored onsite would include two 500 gallon tanks to store diesel fuel, and other hazardous materials commonly used in agricultural storage and supply yards (oil, fertilizers, cleaning solvents, pesticides, etc.). All hazardous materials contained onsite would be stored in compliance with County Fire Department standards, and included in the projects required hazardous materials business plan filed with the Santa Barbara County Fire Department, and a California Uniform Program Agency (CUPA) permit.

2 Page # REQUEST Hearing on the request of Darren Huebner, Owner, to consider Case No. 11DVP , [application filed on August 29, 2011] for approval of a Final Development Plan in compliance with Section of the County Land Use and Development Code, on property zoned M-2, to develop an agricultural storage and supply yard, and to determine the project is exempt pursuant to section of the State Guidelines for Implementation of the California Environmental Quality Act. The application involves AP No , located at 2221 Evora Way, in the Santa Maria area, Fourth Supervisorial District. 3.0 RECOMMENDATION Follow the procedures outlined below and conditionally approve Case No. 11DVP as depicted on the site plans (Attachments A-F), based upon the project's consistency with the Comprehensive Plan and the ability to make the required findings. The Zoning Administrator s action should include the following: Make the required findings for the project as specified in Attachment A of this staff report, including CEQA findings. Determine that the project is exempt from CEQA pursuant to Section of the State Guidelines for Implementation of the California Environmental Quality Act. Approve the project subject to the Conditions of Approval in Attachment B. 4.0 PROJECT SPECIFICATIONS Site Size: 5.34-acres (gross), 4.82-acres (net) Comprehensive Plan Designation: General Industry Ordinance/Zoning: Santa Barbara County Land Use & Development Code / M-2 Surrounding Use, Zoning: North: Agricultural (Pasture); City of Santa Maria limits South: Industrial Uses, M-2 (General Industry) East: Agricultural (Pasture), M-2 (General Industry) West: Industrial Uses, M-2 (General Industry) Services/Systems: Water: Private Water System (Single-Parcel) Sewer: Two proposed septic disposal systems utilizing dry wells in conformance with EHS requirements Fire: Santa Barbara County Fire Station #21 Access: Evora Way via Betteravia Road History: The subject parcel does not contain any structural development, and has been cleared of all vegetation. The parcel has been historically vacant. Present Use and Development: The subject parcel does not contain any structural development, and has been cleared of all vegetation.

3 Page # PROJECT ANALYSIS 5.1 Description Approval of a Development Plan (11DVP ) consisting of two new 7,500 sq. ft. structures located along the western and northwestern portions of the site. One building would support agricultural equipment repair and maintenance including an inventory of parts to assist with the repairs. The second building would house future development of agricultural water treatment system. This structure would also be used for the assembly of the water treatment systems along with a full inventory of parts for these systems. Each structure would be constructed of metal siding and will be approximately 16 feet tall. The two structures would be painted in either a forest green or tan color. Landscaping. Project landscaping would be located along the perimeter of the project site and on the exterior sides of the two structures (the sides of the structures facing toward the public roadways). The landscape palette would consist of a variety of drought-tolerant shrubs and groundcover and trees native to the area. Access and Operations. Access to the site would be via Evora Way located along the project s western perimeter. The project includes improving the eastern half of the 56 foot wide Evora Way, which is currently an unimproved public right-of-way. The hours of operation for the project would be twenty-four hours a day, seven days a week, with the peak occurring during the evenings. Water and Wastewater. Water would be provided by a private water well located in the south east corner of the project site. Wastewater would be provided via a total of two proposed septic disposal systems utilizing dry wells in conformance with EHS requirements located adjacent to the two proposed structures. Employees and Parking. The project would have approximately two to six employees initially, but is designed to accommodate a complete staff of 20 full time employees over the next 10 years. Project parking would consist of a total of 25 parking spaces with five identified for Handicap parking. Fencing. Project fencing would consist of a four foot tall split-face cinder block wall with a four foot tall wrought iron fence located on top of the wall. The wall/fence would be located along the project s perimeter. The cinder block would be earth toned and the wrought iron would be forest green or brown in color. Paving. The structures, parking areas and the areas surrounding these facilities would be located on a concrete slab foundation. The dentition basin would not be paved. Drainage and Grading The proposed drainage facilities provide both above ground and subsurface drainage that would be conveyed to a proposed detention basin located along the eastern portion of the project site. Storm water collected in the proposed basin would be conveyed to the existing drainage ditch located along the project s northern perimeter (between the project site and Betteravia Road). Grading. Project grading would consist of 0.0 cubic yards of cut and approximately 22,000 cubic yards of fill.

4 Page # Environmental Review The proposed project has been deemed exempt from the California Environmental Quality Act in accordance with CEQA Section 15303, New Construction or Conversion of Small Structures. This exemption applies to projects which consist of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. The numbers of structures described in this section are the maximum allowable on any legal parcel. The project site is located within the home range of the Federally listed CA Tiger Salamander (CTS) as shown on the most recent U.S. Fish and Wildlife Service CTS map dated July, According to an Initial Field Assessment dated May 24, 2011 and completed by Vince Semonsen, Wildlife Biologist, the project site is not within CTS migratory range from any known or potential breeding ponds. Based on the distance between the subject parcel to the nearest known and potential breeding ponds (1.85 miles, & 1.5 miles respectively), and existing barriers (surrounding development and agricultural cultivation) the assessment concludes that the proposed project would have a very low probability of impacts to CTS. Through the selected project location, the defined limitations of the project description, and the application of standard County requirements, the project would not produce a significant effect on the environment. Further clarification is provided in the Notice of Exemption (Attachment C) located below. 5.3 Comprehensive Plan Consistency & Land Use & Development Code Compliance The requested Development Plan would allow for the construction of a new agricultural storage and supply yard consisting of two new agricultural support metal buildings of approximately 7,500 sq. ft. each with a maximum height of 16 feet. The subject parcel is located within the M-2 zone district (General Industry). The M-2 zone district is intended to provide areas for all types of industrial uses while providing the level of project review necessary to ensure that adverse impacts will be minimized and that these uses will be compatible with surrounding properties. Agricultural storage and supply yards are an allowed use within the M-2 zone district, and the subject parcel is appropriately sized for the project. The proposed project meets all minimum LUDC requirements, and is also consistent with Comprehensive Plan policies. 6.0 APPEALS PROCEDURE The action of the Zoning Administrator may be appealed to the Planning Commission within the 10 calendar days following the date of the Zoning Administrator's decision by the applicant or an aggrieved person. The appeal fee to the Planning Commission is $ The action of the Planning Commission may be appealed to the Board of Supervisors within the 10 calendar days following the date of the Planning commission s decision by the applicant or an aggrieved person. The appeal fee to the Board of Supervisors is $ ATTACHMENTS A. Findings B. Conditions of Approval with attached Departmental letters C. CEQA Exemption

5 Page # 5 D. Site Plan E. Grading Plan F. Landscape Plan