Oak View Estates
Soulsbyville, California
Vesting Tentative Subdivision Map Application
Revision 1
Project Description
December, 2014
Prepared by:
105 S. Stewart Street, Sonora, Ca. 95370
Ph 209.532.5173
Contents
1. Introduction ..................................................................................... 3
2. Project Data ..................................................................................... 5
3. Project Vicinity ................................................................................. 7
3.1 Site Vicinity Map .......................................................................... 8
4. Project Objectives ............................................................................. 9
5. Technical Study Overview ................................................................. 10
5.1 Oak Tree Assessment .................................................................. 10
5.2 Cultural Resource Survey ............................................................. 10
5.3 Biological and Wetland Resources .................................................. 10
5.4 Traffic Study ............................................................................... 11
6. Application History ........................................................................... 12
7. Application Statement ...................................................................... 12
8. Proposed improvements ................................................................... 13
8.1 Roads and circulation ................................................................... 13
8.2 Pedestrian Circulation and School Access ....................................... 14
8.3 Grading...................................................................................... 14
8.4 Utilities ...................................................................................... 14
8.5 Drainage .................................................................................... 15
8.6 Open Space ................................................................................ 15
8.7 Recreation .................................................................................. 15
8.8 Landscape .................................................................................. 16
8.9 Architectural themes.................................................................... 16
8.10 Waste Disposal.......................................................................... 16
9.0 Proposed Project Restrictions........................................................... 17
10.0 Project Phasing ............................................................................ 17
11. Fire Protection ............................................................................... 17
12. Maintenance .................................................................................. 18
13. Permit and Approval Requirements .................................................. 18
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Oak View Estates Project Description
1. Introduction
Oak View Estates (formerly referred to as Valley View Estates) is a 124 unit
residential subdivision which is proposed to be located on Soulsbyville Road,
on the South side of the existing Willow Springs subdivision. The proposed
site consists of approximately 116 acres of land which is currently made up
of 7 adjacent parcels owned by Kenning Properties, Inc.
The site is located centrally in the populated area of Tuolumne County and is
approximately 15 minutes driving time to Sonora, 5 minutes to Twain Harte
and 10 minutes to Tuolumne City.
The proposed subdivision would consist of a mixture of residential lots
ranging in size from 0.20 +/- acres up to 10.8 +/- acres. Site improvements
would include roads, sidewalks, public water and sewer, underground power
and communications, common area landscaping, intersection street lighting,
pedestrian access to Soulsbyville Elementary School, recreation facilities and
open space. The proposed parcel size and single family residential zoning is
consistent in nature with the Willow Springs subdivision which borders the
project to the North.
The project site is located on Soulsbyville Road, less than half a mile from
the intersection with State Highway 108, providing efficient access to existing
county circulation routes.
Development of this site would allow for efficient infill growth of the
community utilizing the existing community infrastructure. Located within a
half mile radius of the proposed subdivision there is existing public water and
sewer, Soulsbyville Elementary School, a post office, a gas station a
convenience store and two churches.
It is proposed that the road improvements in the proposed subdivision would
connect to the ‘future road lot’ at the end of Gordon Drive in the Willow
Springs subdivision. This interconnection would provide improved fire
department access and a second emergency exit route for both Willow
Springs and the proposed development. The shortest route to Soulsbyville
Road from the proposed lots will be via the proposed new roads, not via the
existing roads in Willow Springs. A bridge crossing of Curtis Creek is
incorporated into the circulation plan.
The proposed subdivision plan has clustered the smaller single family parcels
in the center of the development while the hillside on the East side of the
project is divided into acreage lots, protecting the view shed from
surrounding areas.
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Oak View Estates Project Description
This project provides a mixed inventory of residential units comprised of 104
single family residential lots zoned R-1 and 19 Residential Estate, 1 acre
minimum lots zoned RE-1.
A Home Owners Association would be created to manage and maintain the
Covenants, Conditions and Restrictions (CC&R’s), maintain the common
areas, landscaping, recreation facilities, drainage, roads, snow removal, on
street parking, sidewalks and street lighting.
This revised project is being submitted to Tuolumne County for review and
approval of a Vesting Tentative Subdivision Map, Zone change and General
Plan Amendment. This application is to initiate the preparation of a Notice of
Preparation for the proposed Environmental Impact Report.
A Clarification of the involvement and assessment of the adjacent parcel of
land owned by Mr & Mrs Hicks (to be referred to as the ‘Hicks parcel’).
This parcel is only a part of the Zone Change and General Plan Amendment
application and is not being sub divided as a part of the Vesting Tentative
Subdivision Map. Upon approval of the Zone Change, General Plan
Amendment and Vesting Tentative Subdivision Map and prior to the Final
Map, a Lot Line Adjustment will be completed between Hicks and Kenning
Properties, Inc. The proposed loop road will pass through the Hicks parcel
and will be located within a road and public utility easement. The Hicks parcel
will be included in the assessment of impacts for this project as the project
will disturb a portion of the Hicks parcel and this project will provide a means
for the potential future development of this land.
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Oak View Estates Project Description
2. Project Data
Table 2.1
The following table provides key data associated with the proposed project.
Criteria
Quantity (proposed)
Total acres
115.9 +/-
RE-1:MX zoned units
19 Units / 44.73 acres +/-
R-1:MX zoned units
104 Units / 44.71 acres +/-
O-1 zoned space (existing)
1.70 acres +/- (1.4%)
Proposed Open Space - O
22.71 +/- acres (19.6%)
Proposed recreation area - K
1.76 +/- acres (1.5%)
Proposed Public area - P
0.29 +/- acres
Total proposed buildable lots
123
Total non buildable lots
1
Road A length
1975 feet +/-
Road B length
730 feet +/-
Road C length
1315 feet +/-
Road D length
750 feet +/-
Gordon Drive length
4980 feet +/-
Total length of roads
9750 feet +/-
Zoning descriptions (Per Tuolumne County Ordinance Code, Chapter 17)
RE-1 = Residential Estate, 1 acre minimum, one single family residence plus
one secondary single family dwelling per zoning regulations. Maximum
density of 1 dwelling unit per acre.
R-1 = Single family residential. Maximum zoning density of 6 dwelling units
per acre.
O-1 = Open Space 1 – allowable uses include roads, driveways, vegetation
management, septic systems, wells, walkways, bridges, trails, underground
public utilities plus others per Title 17.
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Oak View Estates Project Description
O = Open Space – limited permitted uses and some conditional uses based
on environmental review.
MX = Mobile homes can only be installed if on a permanent perimeter
foundation and the mobile home is less than 10 years old.
K = General Recreational – Recreational structures, one single family
dwelling per parcel, farming and other uses per Title 17.
P = Public – Provides for the limited ability of the County to impose
regulations on land under the jurisdiction of public agencies.
Table 2.2
The following table presents data on the parcel of land that is adjacent to the
proposed subdivision and through which passes the proposed loop road. This
information is included for guiding the assessment of the potential impact of
future development on this land only. This parcel is not a part of this Vesting
Tentative Parcel Map application.
Criteria
Quantity
Total gross acres
10.74 +/-
R-1:MX (max 6 DU / ac)
Analyze for a maximum of twelve
R-1 parcels only.
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Oak View Estates Project Description
3. Project Vicinity
Soulsbyville is located in Tuolumne County between Sonora and Twain Harte
at an elevation of 3000’ +/-. Situated adjacent to the Sonora Pass State
Highway 108, Soulsbyville was historically developed as a sawmill site with a
small adjacent township. Gold mining activity was also prevalent in the area.
There are remnants of the old railroad grades and saw mill that were
constructed as part of the logging industry in areas adjacent to the project.
The project location is on the lower slope of a ridge and is vegetated with
scattered Oak trees, Manzanita, brush and grasses typical of the central
California foothill region. There are some existing gravel ranch roads which
are maintained throughout the property.
The Willow Springs subdivision is located on the North side of the proposed
project and is comprised of approximately 300 single family parcels typically
1/3 acre – 1/4 acre in size. Associated with the Willow Springs subdivision is
common area which includes recreation facilities including a club house,
tennis courts, playground and a small lake. There is a commercial area at the
entrance to Willow Springs which includes a post office, general store and
office space.
Directly to the West of the proposed project, across Soulsbyville Road is the
Soulsbyville Elementary School, a K-8 school with approximately 350
students. The school not only provides a convenient education facility but
also provides fields and playgrounds which are utilized as a community
resource for recreation and sports.
The land to the South of the proposed development is a mixture of larger
residential parcels (2 acre, 5 acre, 10 acre) and small residential lots which
extend the length of Soulsbyville Road and link to other subdivision areas
such as Monte Grande Heights, Rancho Poquitas and Curtis Creek Ranch.
Adjacent to the project to the East, on the far side of the ridge are some
Agricultural parcels which then merge into the residential areas adjacent to
Tuolumne Road North.
Located further to the North of the proposed project, on the Northern side of
Highway 108 is a gas station, car wash, commercial area including a gym,
auto mechanics, general store, office space and some light industrial uses.
Sonora Vista Estates is also located to the northwest of the proposed project
and was developed during the early 2000’s. This development consists of
approximately 75 single family parcels. In this vicinity there is also a mini
storage and some light industrial uses. The existing intersection of Highway
108 and Soulsbyville Road is controlled by a traffic signal.
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Oak View Estates Project Description
3.1 Site Vicinity Map
(Not to scale)
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Oak View Estates Project Description
4. Project Objectives
The following objectives have been incorporated into the design of this
project:
•
Design an infill residential development which is compatible with
existing land uses in the vicinity.
•
Utilize an area of land which has existing public utilities adjacent to it
and has existing access roads and existing community infrastructure
nearby.
•
Limit development density on the higher elevation areas of the
property to preserve the natural viewshed of the Eastern ridge.
•
Reduce grading impacts of the project by limiting development density
on the higher elevation areas of the property.
•
Provide an Open Space buffer between the residential parcels and the
agricultural parcels to the East of the project.
•
Provide both R-1 and RE-1 residential zonings in order to promote
community development and a selection of housing options for
Tuolumne County.
•
Improve the emergency vehicle circulation options in the vicinity of the
project by providing loop road access to Willow Springs.
•
Improve the pedestrian circulation options in the vicinity of the project
including creating a safe pedestrian access to Soulsbyville Elementary
School from Willow Springs and the proposed development.
•
Reduce the potential for increasing the through traffic in Willow
Springs by making the most direct route out of the proposed
subdivision via the proposed roads.
•
Improve the water utility and fire flow circulation in the vicinity of the
project by providing water main loop connections to Willow Springs.
•
Provide for community recreation opportunities.
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Oak View Estates Project Description
5. Technical Study Overview
In order to provide input into the design process, the following technical
studies were completed by qualified professionals prior to the project
submittal:
1. Oak Tree Assessment
2. Cultural Resources Survey
3. Biological and Wetland Survey
A summary of the findings from these studies follows.
5.1 Oak Tree Assessment
The entire area within the project boundary was reviewed on the ground to
determine the area of ‘Jurisdictional Oak Woodland and the quantity of ‘old
growth’ Oak trees on site.
Potential mitigation measures will be required to be developed in the
proposed EIR for the removal of old growth Oak trees and the disturbance of
Jurisdictional Oak Woodland.
5.2 Cultural Resource Survey
A cultural resource study was completed for the affected property and
included field studies, literature review and consultations. The cultural
resources within the project area were recorded and determinations made as
to the eligibility of the resources for protection. Two site features were
recommended to be eligible for mitigating measures. Further analysis of
these site features will be provided in the proposed EIR.
5.3 Biological and Wetland Resources
Based on professional research, potential rare, threatened or endangered
species that had the potential to be located in the project area were
identified and multiple field surveys were conducted in the Spring of 2013 to
determine if there was evidence of the listed species on site. The results of
the field surveys indicated that there were no listed species in the project
area and that the habitat elements necessary for the listed species to occupy
the site were not present.
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Oak View Estates Project Description
In order to categorize the potential wetland resources on site, the analysis
and reporting requirements of sections 401 and 404 of the Federal Clean
Water Act and Section 1600 of California’s Fish and Wildlife Code were
reviewed and applied. Per these protocols, field surveys were conducted
throughout the Spring season of 2013 in order to determine the plant species
and hydrologic patterns associated with various wetland resources. The
results of these surveys identified a range of wetland resources including
Intermittent Streams, Ephemeral Streams, Emergent Wetland and Seasonal
Wetland. Methods for protecting these areas or mitigating the disturbance of
these areas will be developed through the proposed EIR.
5.4 Traffic Study
A traffic study will be provided based on the scope which will be prepared by
Tuolumne County upon review of this application.
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Oak View Estates Project Description
6. Application History
An application for subdivision of a portion of this land was made to Tuolumne
County in 1991. At that time, the County reviewed the project and provided
draft conditions of approval but the project was rescinded prior to review by
the Board of Supervisors.
There have also been prior applications for specific construction permits
including a grading permit application for the construction of the proposed
Curtis Creek bridge crossing in 2004. As part of the approval process for this
bridge, the open space was dedicated on either side of Curtis Creek. Since
the project that this open space was designed around was not constructed, it
is requested that the open space boundary be adjusted to suit this project
(with the gross area remaining the same).
An application for a Zone Change, General Plan Amendment and Vesting
Tentative Subdivision Map was submitted in 2013, this current application is
Revision 1 to the 2013 application and incorporates a revised road and lot
layout and the initiation of an Environmental Impact Report.
7. Application Statement
This application is for the approval of a Zone Change, General Plan
Amendment and a Vesting Tentative Subdivision Map for the following nine
assessors parcel numbers contained within 7 parcels located in Soulsbyville,
Tuolumne County, California which are proposed to be subdivided into 124
parcels:
Parcel No.
1
1
2
2
3
4
5
6
7
Assessors
Parcel Number
089-030-06
088-180-03
088-180-04
067-010-05
089-190-23
089-094-12
089-220-11
089-010-03
067-010-16
Acreage
35
15
15
27.3
Road parcel, 0.31
Road parcel, 0.07
Road parcel, 0.40
16.7
6.12
General Plan
designation
ER
ER
ER
ER & RR
LDR
None
None
LDR
LDR
The total area of these 7 parcels combined is 115.9 +/- acres.
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Zoning
A-1
A-1
A-1
A-20
R-1:MX
None
None
A-10
RE-2 : O-1
Oak View Estates Project Description
The proposed General Plan Amendment and Zone Change is Parks and
Recreation for the 1.76 +/- acres proposed to be zoned K and Low Density
Residential for the remaining approximately 114.14 +/- acres proposed to be
zoned RE-1:MX, R-1:MX, O-1, O, and P.
The Following are the proposed zonings for the Vesting Tentative Subdivision
Map:
•
•
•
•
•
•
RE-1:MX (Residential Estate, 1 acre minimum, Mobile home exclusion)
R-1:MX (Single Family Residential, mobile home exclusion)
O-1 (Open Space 1)
O (Open Space)
K (Recreational)
P (Public)
Second dwelling units (as allowed by the Tuolumne County Ordinance Code)
are restricted to the RE-1 parcels in the proposed Vesting Tentative
Subdivision only.
The following parcel is included in the Zone Change and General Plan
Amendment to R-1 and Low Density Residential only; it is not included in the
Vesting Tentative Subdivision Map.
Parcel No.
1
Assessors
Parcel Number
067-010-04
Acreage
10.74 +/-
General Plan
designation
ER
Zoning
A-10
8. Proposed improvements
8.1 Roads and circulation
The primary access road to the proposed subdivision will be Soulsbyville
Road. The proposed intersection with Soulsbyville Road will include
improvements as defined by the mitigations developed through the approval
process.
The proposed interior roads will be paved and will consist of two profiles;
‘Road A’, ‘Road B’, ‘Road D’ and Gordon Drive will consist of two, twelve foot
wide travel lanes, a six foot wide parking lane on one side and a four foot
wide sidewalk on one side. Curb and gutter will be constructed on both sides
of the road. The remaining road ‘Road C’ will consist of two twelve foot wide
travel lanes with curb and gutter only. The preliminary road layout has been
reviewed and can be designed per the current Tuolumne County ordinances
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Oak View Estates Project Description
to meet Cul De Sac length limits, intersection requirements, slope limits,
vertical and horizontal curve radius limits and road profile requirements.
There is a single proposed vehicular connection to the existing Willow Springs
subdivision at the end of Gordon Court. This connection utilizes an existing
‘future road lot’ that was created as part of the Willow Springs subdivision for
the purpose of the extension of Gordon Court. Based on travel distances from
interior locations to Soulsbyville Road, the shortest route out of the proposed
subdivision is via the interior roads, not via the Willow Springs subdivision
roads. For this reason it is not anticipated that Oak View Estates would have
a significant impact on the traffic levels on the Willow Springs roads. A traffic
study will be prepared to analyze this impact further.
Street lighting is proposed to be located at road intersections.
8.2 Pedestrian Circulation and School Access
The construction of sidewalks throughout the proposed subdivision will
provide a safe and convenient pedestrian thoroughfare. This will provide for
recreational walking and also for a safer access to Soulsbyville Elementary
School. Currently there is no sidewalk on Soulsbyville Road so there is no
pedestrian link from Willow Springs to Soulsbyville Elementary. This project
would resolve this issue by creating a pedestrian access linking the end of
the existing Sherry Court in Willow Springs through to ‘Road A’. This will
provide for a safer pedestrian link from Willow Springs to Soulsbyville
Elementary, through the proposed Oak View Estates.
It is anticipated that improvements will be made to the pedestrian crosswalk
on Soulsbyville Road at the school location as part of the conditioning of this
project.
8.3 Grading
Grading quantities are yet to be determined.
8.4 Utilities
All public utilities will be located underground. These will include water
(domestic water and fire flow) and sewer (both Tuolumne Utilities District),
electricity (Pacific Gas and Electric), storm drain, phone, cable and data.
Propane would be provided by individual tanks located on each parcel.
Preliminary discussion with TUD staff has indicated that existing water and
sewer infrastructure in the vicinity of the project could adequately supply the
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Oak View Estates Project Description
proposed development. There is potentially a need for improvements to the
existing sewer lift station and a water pressure booster pump based on
further analysis.
The proposed EIR will include a review of the water supply system in the
vicinity of the project.
The existing PG&E overhead transmission lines that cross the project from
North to South would be proposed to be rebuilt underground as part of the
project development.
8.5 Drainage
Existing drainages which cross the project, generally from East to West, will
continue to flow to Curtis Creek. Where project roads cross these drainages,
appropriate crossings will be designed to provide minimal impact wherever
possible. Drainage which is collected from impervious surfaces created as
part of the project (roads and sidewalks) will be diverted into a storm drain
system which will provide storm flow detention sufficient to prevent the
increase of the peak flow of Curtis Creek. A drainage analysis will determine
if individual parcels will be responsible for the design and construction of a
storm water detention facility to manage the runoff from the impervious
surfaces constructed on each site individually, as part of a larger detention
facility, or a combination of the two.
8.6 Open Space
An existing area of Open Space zoning (O-1) has been dedicated on either
side of Curtis Creek, this area totals 1.70 acres (1.4% +/- of the total area.)
This dedication was made in association with a project that was not
constructed and this application requests the modification of this open space
boundary in order to accommodate the proposed bridge crossing.
This project proposes an area consisting of approximately 22.71+/- acres
(19.6% +/- of the total area) located on the Eastern side of the project to be
dedicated as Open Space (O). This area encompasses the higher elevations
of the project up to and including the ridge line. This dedication protects this
view shed, natural vegetation and habitat and provides a buffer between the
proposed residential development and the adjacent land uses.
8.7 Recreation
In order to promote community recreation opportunities, the following
resources will be constructed or dedicated for public use:
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Oak View Estates Project Description
•
A recreational parcel of approximately 1.76 acres +/- has been created
to provide facilities to serve future residents of the subdivision.
Additionally sidewalks have been provided throughout the proposed
subdivision provide pedestrian circulation, the sidewalk area is
approximately 0.80 acres +/-.
•
There is a short section of the old Sierra Pine Railroad grade which
runs through a corner of the project on the far Eastern boundary. This
area of land will be dedicated to Public use and is intended to become
a part of the future Tuolumne County Trail System.
8.8 Landscape
Common area landscape will incorporate street tree planting, the subdivision
entrance area adjacent to Soulsbyville Road and screening and erosion
control planting on cut and fill banks. Appropriate landscape plants will be
selected based on local environmental conditions, low water use plants and
trees that are appropriate in size and root structure for street planting and
subject to County approval.
8.9 Architectural themes
While there are no specific house designs being submitted with this
application, it is anticipated that the architectural themes of the houses that
would be constructed would be fitting to the surrounding area. Common
architectural themes that are evident in the area include an eclectic mix of
Craftsman Style, Cottage and Ranch style homes.
Per the current California Building Code, new homes constructed in this
neighborhood will comply with the California Green Building Code which will
reduce the environmental impact of both the construction process and the
operation of the homes.
8.10 Waste Disposal
The proposed project is within the franchise area of Waste Management Inc.
Waste Management would provide curbside pick up of garbage and recycle
on a weekly basis.
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Oak View Estates Project Description
9.0 Proposed Project Restrictions
Restrictions that are proposed to be placed on this subdivision include the
following:
1. Second dwelling units would be allowed only on parcels zoned RE-1.
Second dwelling units would not be permitted on parcels zoned R-1.
2. Parcels zoned RE-1 would not be permitted to be re-subdivided.
3. Design and construction of grey water systems would be optional
10.0 Project Phasing
This project could either be constructed in one phase or up to three phases
depending on market conditions and developer intentions at the time of
construction permit application.
The maximum number of phases would be anticipated to be three.
The minimum requirements for phase one would include construction of the
Soulsbyville Road intersection and entrance road, construction of the bridge
crossing, construction of the Gordon Court connection road, construction of a
section of road onto the ‘Hicks parcel’, extension of all utilities to the
constructed lots and road, sidewalk and landscaping improvements
associated with the constructed lots.
11. Fire Protection
Fire flow within the proposed subdivision would be provided by the Tuolumne
Utility District water system. Fire hydrants would be placed throughout the
subdivision roads at intervals per County requirements.
Per current California Building Code requirements, new homes constructed in
this subdivision would require residential fire sprinkler systems to be installed
which will reduce the fire danger within individual homes, and within the
neighborhood.
A wildland fire protection plan would be required to be developed in order to
manage the fuels on the Eastern side of the project where the hillside could
potentially be exposed to wildland fire from the East. It is anticipated that the
development will reduce the potential for wildfires in the area.
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Oak View Estates Project Description
Per current California Building Code requirements, roofing materials would be
required to have a minimum Class A fire resistance rating which can reduce
the spread of fire between structures.
12. Maintenance
Prior to the sale of lots in the subdivision, the appropriate entities or
agreements will be in place per county requirements in order to maintain the
subdivision roads and common areas and to manage the implementation of
Covenants, Codes and Restrictions (CC&R’s). Monthly or annual fees for
property owners would be established based on the annual budget
requirements.
13. Permit and Approval Requirements
Prior to any construction associated with this project, it is anticipated that
permit applications would be required to be made to the following agencies:
•
Tuolumne County – Grading permits, Building permits.
•
Tuolumne Utilities District – Utility plan approval.
•
Pacific Gas and Electric – Utility plan design and approval.
•
California Department of Fish and Wildlife – permits associated with
waterway crossings.
•
United States Army Corps of Engineers – permits associated with
waterway crossings.
•
California State Water Resources Control Board – Storm Water
Pollution Prevention Plan application.
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