LAKEPORT, Calif. – Six years after its draft environmental impact report was approved, the Valley Oaks development – proposed for construction near Middletown – was back before the Lake County Planning Commission on Thursday.
After sidelining the project temporarily while the economy recovered, Santa Rosa-based Kimco Development – led by Ken Porter – has put the project back on track, and was before commissioners for an introductory hearing at the Thursday morning meeting.
Porter is proposing to build a senior development – 55 years and up – consisting of 380 homes in six phases, a senior housing/assisted living facility, 29 acres of public open space, trails and park facilities, and a 31-acre commercial area fronting Highway 29 on 150 acres at 18196 and 18426 South State Highway 29, Middletown.
The project also includes a realignment of Coyote Creek to what is believed to be its original path, which is meant to address erosion and flooding concerns.
Community Development Director Rick Coel told the commission that it was publicly noticed and agendized for action, but considering that four of the commissioners are new since the project was last heard, “We felt that we had to give you more time.”
He said he wanted to give them more of an opportunity to look through the materials – including the 4-inch-thick draft environmental impact report approved in 2009 – along with the updated final EIR before coming back to make a decision at the commission's next meeting, scheduled for June 11.
Coel said Valley Oaks' application was first submitted to the county about nine years ago. It went through revisions and then further changes as part of the process associated with the county completed the Middletown Area Plan.
“It's kind of been honed over the years through these different processes,” he said.
Planner Keith Gronendyke said the commission approved the draft EIR in February 2009, recommending approval to the Board of Supervisors along with further work. He said the final EIR was completed in 2014.
The final EIR finds several significant impacts, including aesthetics, light and glare, air quality, noise, and utilities and service system, with the document recommending mitigation measures. He said county staffer have found the project to be consistent with the Lake County General Plan and the Middletown Area plan.
The Thursday meeting gave Kimco representatives a chance to make a presentation on the updated project.
Jean Kapolchok, Kimco Development's land use planning consultant, said the project – which since its inception has been changed from single-family residences to a senior development – will now have only single-story homes, rather than some two-story homes as was previously envisioned. She called that a “significant change” from the previous proposal.
With the amenities offered and the impacts reviewed, “This project comes to you as a planned development,” she said.
Kapolchok said the project would strengthen the overall economic base of the planning area, reduce vehicle miles to get basic services and be consistent with design guidelines set forth in the area plan.
There will be green construction, an option for alternative modes of transportation and an overall reduction in commuter miles, even below what's estimated in the EIR, she said.
Dave Colombo, the project architect, emphasized the effort to make the project fit seamlessly into its natural environment.
When he first walked the project area with Porter nearly a decade ago, he said the heritage class oaks that dot the property impressed him. He said the area's farmers and ranchers had redirected Coyote Creek into a channel trough that bypassed the trees.
One of the visions for the project, he said, was how to save the trees. Part of the design concept included developing a series of parks and pathways through the development while trying to save as many of the trees as possible.
Another change to the project for its original vision is that Caltrans is proposing to install a roundabout at the intersection of Highway 29 and Hartmann Road, which Colombo said changes the entry into the commercial center. Previously, there had been plans for a signal light at Arabian Lane.
Colombo said the senior adult living facility would be at the back side of the project. Amenities would include tennis and bocce ball courts, a community center with a pool, walking paths and a dog park. The retail center would include restaurants and retail space.
He returned to the topic of the trees – the namesake of the development – and said they are going to do what they can to save the majority of them. “They're an important resource that needs to be looked at and maintained.”
A number of concerns had been brought forward by Hidden Valley Lake residents that the Kimco team has worked to address, including maintaining the area's dark night sky, Colombo said. They also plan to put as many solar panels as they can on commercial buildings – which will top out at two stories – and include charging stations around the property.
Commissioner Don Deuchar asked about lot sizes. Colombo said lots would range between 6,000 and 11,000 square feet, with Porter adding that home sizes would be a minimum of 1,200 square feet.
Public offers comments on project
During the public hearing, Hidden Valley Lake resident Cheryl Trammel-George told the commission that she was not convinced that the project could not be developed without an environmental impact, noting there would be a definite impact on the area's aesthetics. She also didn't think the nearly 29 acres of open space was significant for the overall property size.
“We're looking at a massive build out where you're going to have tremendous noise, tremendous air pollution and tremendous light and glare,” she said, adding it will impact Hidden Valley Lake residents.
Victoria Brandon of the Sierra Club Lake Group said the organization submitted its first letter about the project in 2006.
“We had some serious concerns about this project when it was first proposed,” she said, noting that, as originally proposed, it was not consistent with the general and area plans.
“I'm really glad to be able to say that just about all of those concerns have been met,” said Brandon, noting she was pleased to see Kimco had taken some of the group's suggestions.
As an active senior community, Valley Oaks will provide something Lake County doesn't have, and should be an attraction, Brandon said.
The green building plans, solar options, landscaping, walking trails, open space and moving the creek turns the project into an actual community asset, according to Brandon.
Hidden Valley Lake resident Larry Chandler questioned the project's water source, with plans to tie it into the Hidden Valley Lake Community Services District. He pointed out that the district currently is under a building moratorium.
“We do have a drought going on and I think the timing of this development may not be wise,” he said.
Monica Rosenthal, a former planning commissioner for the Middletown area, agreed with a lot of what Brandon had to say on Valley Oaks.
Rosenthal was delighted to see that Valley Oaks had been changed to a senior project, which she said is greatly needed in the area.
Another former Middletown-area planning commission, Frieda Camotta, also gave her support to the plans, noting Porter has always been willing to modify the project to suit the community.
A Hidden Valley Lake resident who has experienced flooding, Camotta noted, “This project and the realignment of the creek will help Hidden Valley Lake alleviate the flooding there as well.”
Camotta added, “There's a lot to like about this project” in terms of bringing in commercial options to help stop the financial leakage to other areas.
“I would encourage you to go forward with this project,” she said.
Fletcher Thornton, chairman of the Middletown Area Town Hall, proposed approving the project, although he said the group had some concerns about the architecture which it would address at some point in the future.
Middletown Rancheria Tribal Chair Jose Simon III also offered his support. “From Middletown Rancheria's standpoint, we do like the project also.”
Simon said the area where the project is slated to be built is an important one to the tribe. He said there are 15 to 18 village sites in the Hidden Valley Lake and Callayomi area. “There are a lot of historical artifacts for us.”
As such, Simon asked to work with Porter to establish an agreement for a native monitor to be on site during major excavation in order to protect any historical artifacts that might be disturbed.
Commissioner Bob Malley asked about the development's water tie-in with Hidden Valley Lake. Coel said he has had considerable conversations with both Porter and Hidden Valley Lake Community Services District General Manager Roland Sanford about the matter.
“The issue there is not that there is a lack of water,” said Coel, explaining that the December storm brought the Hidden Valley Lake aquifer back to normal. Rather, it's a matter of legal water rights, with the regional water board issuing a number of curtailment notices to more than 20 systems because of the drought.
“We do strongly believe this property has its own riparian water rights,” he said, adding it can be part of the long-term solution for helping Hidden Valley Lake's water systems.
He added, “It's a complicated issue.” The only way that the water system improvements can move forward is by moving forward through the Local Area Formation Commission process, which would include processes related to sphere of influence and annexation.
Porter showed them slides of the lots, explaining that Coyote Creek brings with it additional water rights to the property. He said he can take the riparian rights the Valley Oaks property is entitled to and turn them over to Hidden Valley Lake's district, which will give them an additional source of water.
“It's not quite finalized but it's been addressed,” Porter said.
During the discussion with the commission, Chair Joe Sullivan raised concerns about potential impacts on the community, particularly in the commercial aspects.
Porter said he envisioned the tenants in his commercial development being more for everyday uses while Middletown is heading toward more tourist-related businesses. “I think we're going to have different types of commercial,” although there may be overlap.
At one point a theater had signed a letter of intent, but he said it isn't involved in the updated project, although it may be back.
The commission will continue its consideration of the project at 10 a.m. Thursday, June 11.
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Valley Oaks project reintroduced to planning commission; decision expected June 11
- Elizabeth Larson
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