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Time Set # 23.
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| Board of Supervisors |
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| Subject |
| Hold public hearing to consider a request for a zoning designation and a Tentative Parcel Map to divide an approximately 9.1-acre undeveloped railroad parcel into two parcels of approximately 3.3 acres (Parcel 1) and 5.8 acres (Parcel 2), in the “Old Town” area of Dunnigan, located south of Main Street and north of County Road 6, east of County Road 99W. The request for a zoning designation is to apply industrial zoning to Parcel 1, which is currently not zoned. A Negative Declaration has been prepared for this project. (No general fund impact) (Echiburu/Parfrey) |
| Recommended Action |
- Hold a public hearing to receive comments;
- Adopt the Negative Declaration as the appropriate level of environmental review in accordance with the California Environmental Quality Act (CEQA) and Guidelines, (Attachment G);
- Adopt the proposed Ordinance to zone 3.34 acres of land (Parcel 1) Light Industrial (I-L) (Attachment D);
- Adopt the proposed Findings (Attachment C); and
- Approve Tentative Parcel Map #5123 in accordance with the Conditions of Approval (Attachment B).
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| Strategic Plan Goal(s) |
Thriving Residents
Sustainable Environment
Flourishing Agriculture |
| Reason for Recommended Action/Background |
The proposed project would facilitate the sale of approximately 3.34 acres of undeveloped railroad property for future industrial development. The remaining 5.77 acres would be retained for railroad use. The underutilized land offers convenient access to Interstate 5 and is adjacent to railroad right-of-way and other property developed with industrial uses. The property is designated for Industrial land use in the 2030 Countywide General Plan, is surrounded by a mix of uses in the “Old Town” area of Dunnigan, and is supported by strategies in the Countywide General Plan that embrace opportunities for revenue-producing and job-producing industrial growth in limited locations and along key transportation corridors.
The Planning Commission held a public hearing on the proposed zoning and Tentative Parcel Map. Following extensive deliberation on whether the parcel should be zoned Heavy Industrial (I-H) or Light Industrial (I-L) , the Commission voted 5-2-0 to recommend that the Board of Supervisors approve the zoning of the parcels to Light Industrial (I-L) and approve the TPM.
BACKGROUND
The approximately 9.11-±-acre railroad property is currently not zoned, but has an historical land use designation of Industrial (IN) as currently prescribed in the 2030 Countywide General Plan. The property consists of railroad right-of-way on its eastern boundary, but is otherwise undeveloped. Adams Grain lies immediately adjacent to the vacant railroad property, and is bound by Main Street to the north, County (CR) Road 6 to the south and CR 99W to the west.
PROJECT DESCRIPTION
The proposed Tentative Parcel Map (TPM) for two parcels of approximately 3.34± acres (Parcel 1) and 5.77± acres (Parcel 2) would allow Union Pacific Railroad to retain the majority of the property (consisting of the railroad right-of-way), and would provide an opportunity for an interested party to purchase Parcel 1 for prospective industrial uses.
ANALYSIS
The project site is designated for Industrial uses, but is currently without a zoning designation, which is common for utility-owned property throughout the County. Therefore, the project will require that new zoning be applied to the proposed Parcel 1 for any prospective sale of the parcel to a private party for future industrial development. Zoning the 3.34-acre parcel to either Light Industrial (I-L) or Heavy Industrial (I-H) is consistent with the General Plan land use designation of Industrial (IN).
The proposed TPM satisfies minimum parcel size requirements for properties in the unincorporated area not served by community water and sewer systems. As stated above, the 3.34 acres that comprise the proposed Parcel 1 are anticipated to be developed with future industrial uses. Currently, there is no identified onsite well or septic system serving the property, so a site evaluation would be required by the Environmental Health Division prior to preparing the site for development to determine adequate location(s) for an onsite septic system with leach fields, as necessary (see Environmental Health conditions in Attachment B).
The TPM meets the intent of goals and policies in the 2030 Countywide General Plan that encourage industrial growth along key transportation corridors. The Industrial land use designation includes the full range of light to heavy industrial/manufacturing uses, including storage facilities, contractor’s yards, corporation yards, dismantling, etc. More specifically, Land Use Policy LU-3.3 allows for additional industrial growth in the town of Dunnigan.
Currently, there is no identified industrial use proposed on Parcel 1, although the environmental initial study prepared for the project assumed a range of industrial uses, including manufacturing, warehousing, and storage facilities, as is consistent with the Environmental Impact Report adopted for the Countywide General Plan. As stated in the project’s Conditions of Approval, any future industrial development on Parcel 1 will be required to comply with the I-L Zone, which may include additional Planning and/or environmental review (Attachment B).
SUMMARY OF AGENCY COMMENTS
A Request for Comments was prepared and circulated for the proposed project from June 21, 2017, to June 30, 2017; and a subsequent courtesy notice was sent to adjacent property owners on July 5, 2017. Additionally, an invitation to request consultation was sent to local Tribes requesting notification on July 5, 2017. Two Tribes, including the Yocha Dehe Wintun Nation, responded indicating they would be declining any comments on the project. No other significant agency or interested party comments were received on the project other than the Public Works and Environmental Health Divisions (see respective conditions in Attachment B).
The project was also routed to the Dunnigan Citizens Advisory Committee (CAC) which provided comments and a recommendation at their meeting on August 16, 2017. Although the CAC recommended approval of the tentative map, they based that recommendation on limiting the zoning of Parcel 1 to Light Industrial (I-L) as opposed to I-H due to traffic and air quality concerns. Some of the notable differences between the I-H and I-L Zones include allowing heavy manufacturing uses in the I-H Zone, but not in the I-L Zone. See the attached Industrial Zoning Table exhibit in Attachment F which identifies permitted uses in both the I-H and I-L Zones.
The Initial Study/Negative Declaration was circulated for public review from August 8, 2017, to September 7, 2015. As of the writing of this staff report, no significant comments on the environmental review have been received. |
| Collaborations (including Board advisory groups and external partner agencies) |
| County Counsel has reviewed this staff report. Comments from the Dunnigan Citizens Advisory Committee are noted above. |
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| Fiscal Impact |
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