As residents of the Wolf Road neighborhood in Grass Valley, California, we are fortunate to call this precious pocket of serenity our home, a place where open space is bountiful and tranquility is valued above commerce. However, this treasured lifestyle is under threat due to the refusal of the Wolf Craft Collective to accept the Nevada County Planning Commission’s denial of a conditional use permit allowing commercial development in our area, an area zoned rural-agricultural.  The Collective is appealing denial of the permit to the County Board of Supervisors who will hear the appeal on October 22, 2024.  

 

The Planning Commission denied the Collective’s conditional use permit for a number of reasons, including that the project fails three important tests:  

 

1) The proposed development is not a permitted use under the Zoning Ordinance for land zoned rural-agricultural.  The Collective has “rebranded” its development numerous times in an effort to fit the definitions of permitted uses for rural-agricultural zoned property in Nevada County.  The Planning Commission denied the permit based on the fact that the project does not meet the definition of a “low density camp,” the proposed location of this project is not zoned for commercial development, and the Collective’s project is not in keeping with the rural, agricultural character of the area.  

 

            2.  The subject property is not capable of supporting the size and scope of the proposed development.  The subject property is 15 acres; however, with the existing geographic features, easements and encroachments, only approximately 8 acres are buildable.  To accommodate the numerous structures, parking lots and “cabin hotel,” development of the available space will be extremely concentrated and highly visible to the surrounding community and motorists on Wolf Road.  The Collective equates its project to existing camps in Nevada County; however, it ignores one glaring contrast in its comparison - acreage.  The three existing camps sit on 600 acres, 80 acres and 70 acres, not 8 acres.  The existing camps do not encroach on their neighbors’ right to the quiet enjoyment of their property.  

 

Water and sewage are also a concern.  Existing wells in the immediate area do not produce the volume of water necessary to serve a development of the size proposed by the Collective.  The Collective estimates 44 guests on site year round; employees and staff will also reside on the premises.  Even if the commercial well can produce a permitted usage of 5 gallons per minute, that volume is grossly inadequate to serve employees and 44 guests using at least 16 full bathrooms and a commercial kitchen.  The project seeks a variance for the centralized septic system as the soils on the property do not meet County Environmental Health standards.  Any variance in septic system requirements is unacceptable given the close proximity of this development to the protected Wolf Creek watershed and to the neighbors surrounding the property.  

 

3)  The Planning Commission had serious concerns regarding the Collective’s ability to finance the project.  The Commission stated, “The last thing anyone wants to see is a failed project without any guarantees for the neighborhood, that if indeed there will be blight that they will have to deal with, this is not something that is very popular.”  The Commission also questioned, “This is a multi-million dollar endeavor that you’re going on, could you discuss the financing you've obtained or have planned or whatever else for this?”   The response was that financing would be obtained through fundraising, donations and grants.  Despite testifying to the commission that donations could not be solicited until the use permit had been obtained, the Collective has actively been seeking donations on its website for months.

 

The Collective’s website is an impressive display of its owner’s marketing prowess, touting the Collective’s intentions of “Our Call to Stewardship” and a “Design with Harmony with Nature.”  This development has nothing to do with stewardship of the land and is not designed in harmony with nature as the subject parcel and its crucial wildlife habitat will be destroyed as will the quality of life of our community.  The two year round ponds on the parcel are destinations for migrating geese and other fowl, and are used year-round by area wildlife.  This commercial development will destroy access to this crucial habitat as well as decimate additional habitat by cutting down a landmark grove of Blue Oaks simply to widen the existing driveway to accommodate its hotel and business enterprise.  

 

The Collective’s competing petition seeks to garner national support for a local business, a business that can be built in a more suitable location that is properly zoned for its intended purpose.  This is not a national popularity contest.  The issues are simple - the Collective’s development is not permitted under the Zoning Ordinance, the subject property simply cannot support the size and scope of the proposed development, and the Collective’s developers have provided no proof of their financial capability to fund this multi-million dollar development.

 

Rural zoning laws prioritize open space and discourage commercial uses that can upset the ecological balance and pastoral quality of the area.  The proposed Collective commercial development starkly conflicts with the foundational objectives of rural zoning and the preservation of open spaces despite the Collective’s assertions on its website.  

 

Therefore, we firmly stand against this commercial development proposal. This project has very little to do with preserving a rural agricultural lifestyle and everything to do with providing “glamping to those who wish to experience the rural lifestyle.”  We are therefore attending the October 22, 2024 Board of Supervisors hearing to urge the Board to stand with the Planning Commission and its decision to deny the conditional use permit.

 

Every signature on this petition is a stand for the preservation of rural communities, nature, and the rural way of life.  Please stand with us.  Please sign this petition and stand with your rural neighbors.  

 

Thank you -