Calistoga planning commission directs staff to prepare final EIR for Cordon Ranch project after CEQA review and public comment

The Calistoga Planning Commission voted to direct city staff to prepare a final environmental impact report for the proposed Cordon Ranch residential subdivision at 500 Cordon Canyon Road after a staff presentation of the draft EIR and a public comment period focused on emergency access, wildfire risk and mitigation measures.

Staff planner Steph (planning staff) told the commission that the draft EIR analyzes the direct and indirect environmental impacts of building 20 single‑family homes and associated on‑ and off‑site improvements and that the project is consistent with the city’s general plan and zoning. “We do not have anything that can’t be mitigated,” Steph said, summarizing the document’s conclusion that identified impacts can be avoided, reduced or offset by the mitigation measures in the draft EIR.

The draft EIR highlights potential biological resource, transportation and wildfire impacts and proposes mitigation measures. The biological resources analysis, based on an arborist report, a tree impact memo, a site‑specific biological assessment and an Army Corps of Engineers jurisdictional determination, identified sensitive habitats, small wetland features (about one‑tenth of an acre) and tree removal that would trigger mitigation requirements. The EIR proposes preconstruction surveys for nesting birds and bats, prioritizes avoidance of special‑status species and wetlands, and allows for offsets where avoidance is infeasible.

On transportation, a project‑specific study using the city’s Vehicle Miles Traveled (VMT) guidelines concluded the addition of 20 homes would not exceed the city’s VMT threshold and therefore would not require VMT mitigation. The study also examined alignment with the city circulation system and emergency access; staff noted the project includes some access and intersection enhancements and does not close or disconnect existing routes. The draft EIR flagged a potential design hazard related to vegetation overgrowth that could obstruct sightlines; mitigation would require long‑term vegetation management to maintain clear turning sightlines and emergency access.

Wildfire was a prominent topic in commissioner questions and public comments. The draft EIR finds the site is within a high fire hazard zone and identified potentially significant wildfire impacts that would be reduced to less‑than‑significant levels with measures such as a detailed wildland fire protection plan, site‑specific defensible‑space and fuel modification treatments, and compliance with the municipal and fire codes. Steph said the EIR includes a slope analysis, a wildland fire protection plan and an evacuation analysis to inform that conclusion.

Public commenters who identified themselves as longtime residents raised questions about Terrace Drive — the narrow, unsigned local road referenced in the plan — and how much it would be altered for construction and emergency access. Alex Schellinger (resident, 11 Terrace Drive) said, “I think there's a lack of detail just what Terrace Drive is or where Terrace Drive is,” and asked to see clearer drawings showing exactly where homes and the access would be located. Another resident who lives near the Busk driveway said she is “definitely gonna be impacted” during construction by any widening or use of the single‑lane road.

Staff responded that the route referred to as Terrace Drive in project documents is intended to be a secondary emergency vehicle access required by the fire code, and that only one of the 20 lots would be served by that access for day‑to‑day use; otherwise it would be reserved for emergency egress and ingress. Staff also said the project is at an early stage and that more detailed engineering and cross sections would be provided in subsequent steps and hearings.

Commissioners asked about related issues including whether the city could study a roundabout at the Foothill/Lincoln intersection; staff said the project itself does not trigger the nexus to require a roundabout, but the city could independently pursue intersection improvements. Commissioners also asked how wetland “mitigation credits” work; staff explained that if filling of a very small wetland feature is unavoidable, federal or state agencies (for example, the U.S. Army Corps of Engineers or California Department of Fish and Wildlife) can require purchase of credits from an established wetland mitigation bank to offset the loss.

The draft EIR includes the statutorily required alternatives analysis. The no‑project alternative is presented for comparison and a reduced building envelope alternative — which constrains building envelopes to avoid slopes over 30% — is identified in the draft EIR as the environmentally superior alternative, though staff said it was only marginally better than the proposed project.

The commission motion directed staff to prepare a final EIR that responds to substantive environmental comments received during the 45‑day public comment period; staff reminded the public the comment period closes July 28 and that comments will be collated and addressed in the final document. After the motion and a second, the commission took a roll call and recorded three affirmative votes: Commissioner Towey — Aye; Commissioner Brucuniary — Aye; Commissioner Keiser — Aye. The motion to direct staff to prepare the final EIR passed.

Next steps: staff will accept written comments through the close of the public comment period and prepare a final EIR with written responses to substantive environmental concerns. No project approvals were decided at the meeting; the commission’s action only directed preparation of the final environmental document.

Votes at a glance

- Motion to direct staff to prepare a final EIR for the Cordon Ranch project at 500 Cordon Canyon Road — Mover: not specified in the public transcript; Second: Commissioner Keiser — Vote: 3‑0 (Towey, Brucuniary, Keiser), motion approved.