MEETING DATE: 9/28/2021
DEPARTMENT: RESOURCE MANAGEMENT AGENCY
DEPT HEAD/DIRECTOR: Michael Chambless
AGENDA ITEM PREPARER: Robin Bolster-Grant
SBC DEPT FILE NUMBER: 790
SUBJECT:
RESOURCE MANAGEMENT AGENCY - M. CHAMBLESS, INTERIM DIRECTOR
Receive an update from the Resource Management Agency regarding the status of the development potential of the Commercial Nodes.
SBC FILE NUMBER: 790
AGENDA SECTION:
REGULAR AGENDA
BACKGROUND/SUMMARY:
At the May 25, 2021 Board of Supervisors meeting, RMA staff presented a General Plan review and discussion of the designated commercial nodes. The discussion included a review of the process of developing and amending the General Plan and an analysis of the role of the commercial nodes in developing a robust economic development strategy.
Staff was directed to work with the Economic Development Corporation to evaluate the sixteen nodes with respect to market feasibility and development potential and provide recommendations to the Board for prioritization. Direction was also given to RMA staff to develop an inventory of all properties currently zoned for commercial and industrial use.
The purpose of this report is to provide an update to that work.
Staff Analysis
Each of the sixteen nodes corresponds to between two and five separate parcels of land within the node. Projects at the nodes may involve single parcels or the combination of multiple separate properties.
Of the sixteen commercial nodes identified in the General Plan, two associated development projects are either currently being processed or close to application submittal and processing.
A use permit application has been submitted for the location at the intersection of Highways 129 and 101 (Traveler's Station). The site is designated in the General Plan as a Regional Commercial Node, which provides destinations for commercial activity serving the regional population. The site is zoned C-1 (Thoroughfare Commercial), which is intended to provide establishments offering accommodations, supplies and services to motorists.
The current proposal includes a fueling station, convenience store and office. An initial study has been prepared in accordance with the California Environmental Quality Act (CEQA) and the analysis is currently under review. Once the environmental review process has been completed, the project will be scheduled to be heard by the Planning Commission. In accordance with General Plan Policy LU-5.3, new development at the Regional Commercial nodes are subject to design review with the goal of ensuring these projects are consistent with the scenic character of the county.
The second project involving one of the designated nodes is located at Betabel Road and Highway 101. The site is similarly zoned C-1, which again is intended to serve motorists traveling by highway, and is also designed as a Regional Commercial node.
A ministerial building permit was issued at this location for the construction of a seasonal produce stand. A Conditional Use Permit application is anticipated to be submitted by the end of the year for a larger development proposal, including a motel, restaurant and additional retail business. The developer of this site is aware that an Environmental Impact Report (EIR) will be required as a part of the project evaluation. A critical component of the EIR will be the assessment of potential impacts to cultural resources, which have been identified by local tribal representatives.
The completion of the environmental review is not expected to occur until well into 2022.
Aside from the Highway 101 corridor, the County is aware of significant development potential within the northern portion of the County. Thoroughfare Commercial nodes are located at the intersections of Highway 156 and San Felipe, Highway 156 and Fairview, and the Shore Road and San Felipe Road. Several commercial projects have been proposed for these nodes, including solar power facilities, at least one hotel and another tourist-serving development.
Unfortunately the lack of sewer capacity has made made these opportunities infeasible. The shallow groundwater in this portion of the county creates a barrier for additional private septic systems and an areawide solution is required in order for these projects to get off the ground.
The remaining nodes require additional investigation and collaboration with the Economic Development Corporation.
RESOLUTION OR ORDINANCE NEEDED FOR THIS ITEM:
No
CONTRACT NEEDED FOR THIS ITEM:
No
CONTRACT AND RFP HISTORY:
N/A
LAST CONTRACT AMOUNT OR N/A:
N/A
STATE IF THIS IS A NEW CONTRACT/ HOW MANY PAST AMENDED CONTRACTS/ OR N/A:
N/A
STRATEGIC PLAN GOALS:
BUDGETED:
N/A
Budget Adjustment Needed: N/A
Unfunded Mandate (Is this a mandate not funded by the State): N/A