HomeMy WebLinkAbout69-218 (2)ANIL
The Planning Commission of Butte County has approved
a change to A-3 across 7070 acres which are now zoned A -R, A--2
an d RT- ` ,•
AW3 requires a minimum lot area of no less than 5
a :res, and permits only single family dwellings, ,and such other
uses as are described In the Ordinance a copy of which is attached
hereto
The attached plat shows zoning in the west pare of the
City of Chico, the 700 acre proposed A-3 zone enclosed by .hatchery,
the: axisting county zoning, and lot and parcel grids inside :he 700
ac �, area:
Goldstein, Barcoloux & Goldstein, appearing by W A.
F'or` l<er, and assisted .by Vii�lliarn H. Dolan, have been retained
by and appear on behalf of the following landowners, who buvn the
stated acreages within the 700 acres::
-Robot L, Binning 28.22 A.
Ray Nystrom 34.77 A.
Wm H Stevens 4,7 A
Roy C, Uhl 03.96 A
Marie Swanson_
George O rberg 19.00 A,
Renaldo Ricci (Baker & Dake.
by William Retz-er) 9.95 A�
C�ponsumers yFurye�l & StorageCo.Co,, X74 A,
it H4
Goldstein,, Barcelcux & Goldstein thus represents 132,, i8
acres of the proposed 700 acre zone change:, or, l0%4a The persons`
named are present and will addre8s the Board at the conclusion of
our 'presentation so the Board will know they aro, in agreement with
what we, say and so they will have an opporfi:unity to make additional
comments .
In addition to the persons named, we understand that the
zone change is opposed by California Alt-Tiond Growers exchange (9.5)
and its Board chairman,, 1- red S. Montgomery., North State Hulling,
Inc. (1.a)- Richard Brice; Wm. I. chr✓ltz; and Justin Smith. These
opponents have extended to us t1-te courtesy of offering the first state-
ments in opposition u
On September 18, 19601 the butte County Planning Com
mission had second heat-, ings on,
irne following pedtioh8
60-x162 Proposed rezooing lion A -R to PT -1
to A-3 (Agrioultural) Oistri (Richard and,
Thelma CCurr ming , et al), for property bounded
on the north by Bidwell Avenue, on the east 'by
Chico City L ft: nits, do the south by Fiver, i r d .
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1960, in main to avoid a trailer park develops -,Ont which was tendered
for approval in the area just west of the present Rosedale School.
The existing R"r-1 zone was established in 1969, in main
;so that Marie Chinca. could live: in a trailer, In the area after she sold
her residence to Tau Gamma Theta for use as a fraternity house.
I,
The highest and best' use of the ;subject; area is not for i
ag ricul,tu ral purposes. William H a R. Dolan w l" elaborate this con- 1
clus'ion and will document his evaluationwith the statistical results
which appear as exhibits to this statement entitled: 'Existing Property
Sizes" "Exteting Land Uses"
Also note that there are three areas which have been ex-
tensively subdivided-,
Northgraves Addition Subdivision
Ranehita Gardens Subdivision (ur, �e ^ development)
North of Oak Park
Northgra,ves Addition was subdivided in 1889 into 2i�acre
parcels, more or less,, atAd the 85- parcels in that area average
1.1,9$ acres- per parcel. The average lot size; of the 88 lots in the
Ranchita Gardens Subdivision is 81P5 square feet, more or loss] or,
about 6. acre per 'lot,: North of Oak Park and East of the John
Morehead parcel,, lots average 1.154 acre per parcel= including the
Oak Manor Subd$vision, and including two commercial propertieso
These highly developed areas are about 17% of the 700 acres, While
mz:tny proponents of the ,A-8 zone �,hange own parcels in the highly
developed portion of the 700 aores, it is apparent that these areas
can in no logical way qualify fc-r A\ -a»
Our, clients own no land In the highly developed areas.
Their, 180,/u and . the 1'7% of highly developed acreage 'total 35% of the
700 a res .
n Use restrictions imposed by A-8 zoning, which permit
suet to approximately d+acnon�co quires agricultural ''use; would re--
`i 6 1ormng uses, J,nGWdng eight8
commercisL uses. These., commercial, uses are as follows
California Almond Growers rExchango
North State Hulling, Inc.
Con8Umers Fuel Co.
'Hooker Oak hi,s tnibutors
Myer Nut Oo.
�:rc7wnel.t ivloi~ti�rcycle_ �o� ,:
coon ` Prt-pessing plant
Srands'tatt tElectrtic
With 199 pard-ls, '150 of which are already less than 5
acres in side, the percent of nor--oonfornling uses in the 700 acres,
at the cmatlot► of A --B toning by, the Planning Commission, is
e'ig !J�or3e ard, =our, tesr t
ti
a
If A+-3 is justifiable,, it is only as to the west and South
portions of the 700 acres. The portion of the 700 acres close to
the City of Chico has a higher use than agricultural, Transposi-
tion to non --agricultural use has already been firmly established.
The proponents of the zone chap age, before the Planning
Commission, insisted that if less thar•, all 700 acres were to be
zoned A--3, then as far 'as they were concerned' none of the acres
should be A-3,
The area next to the City Limits is the logical area for
growth of the City of Chico. A-3 would result in direct,monetary
loss to property- owners, Taxes world reflect: the non-conforroit
uses in the area ,, not true A-3 use,
The 38 Ranchita. Ca;�den Lots, a 10 -acre tract,, world
be surrounded by parcels limited to one, residence on v acres. 1
There is no logical reason for including the south pow
i
tion of the. subject area in A-•3 when owners in that area dezire
A-2
- I
The primary purpose of court t,,ehensive zoning is to pro-
tect the general public and property owners from uses of propei^ty
whishwill, if permitted,, prove, injurious to tP1Gm,; bust a zoning ordi-
hame cannot unfairlydiscrir-mi.nate cagalnst a partiCular parcel of land.
Tf ,an attempted exercise of the police rawer, is unreason -r
abi`, or, a.rbltrary, that is,, not :�;ufficier`rtly justified by puill.ic neces--
s , ,c;^ foo drastic in its,methods, it is a violation of Sue process.
The rule: of thumb test of substantive due process Is simply what is
fat r and reasonable.
The persons we rhapresent ai-e all preiaa.red to make, con-
cessions which wi`tl, benefit the: lorig range devoloprn� ��t of the subject
area in an orders and Systematic roar) but the do not believe
ty y � �/
that A ,' is fair and �'-easonable attar Many yoars of devo'�op�ri�r�t
to
more 1{� r G Y.n tr'G.44 V,+AJss Fi *!" ��'r'.1 + that
p-
'E9 r " •,+
{
�c�Gd l,r`�'1r'� trl I �` e�c�.s� ng��A��h�zonebc a buffer
zone bbl' I rc.e�, 1. re Cflof Chico a,i-,id the.
It is our position that the A-3 gone change should be
y p y J
Tho A - A RT -1 and -2 zones should be subject to care,
ful ansa sywi:ernatio planning, 1r, order to update,these zones to con—
four, with the logical devotopmr�ont of the aroao
A_ ,to tho werst of the:,700 acres is 'pr pari perhaps
- proper i -o r part' would
ares. To apply A� -3 to oa,ch
A� 3 i s - r�i* the 7C�
aor e or the 700 acres would not 'be proper.
r
AgffbL
REGULATIONS
FOR AN (AGRICULTURAL) DISTRICT ,
2.1;
USES PERMITTED
a. Sing'. dwellirgs.
b. Generalfa.r', rti,ng, horticulture, commercial
livestock, poultry production, warehousing
and storage;,
c Accessory buildings and uses pertinent to
-the permitted uses,, including agricultural
processing plants.
d. Housing Facilities (including trailers) to
accommodate only agricultural employees
and their families employed by the owner
or operator of the premises.; and provided
further that such housing facility shall be
considered accessory to the matn building
and shall conform to the provisionpertain-
Mg to required yard and open space for
dwellingsi
2.2
THE FOLLOWING USES SUBJECT TO SECURING A USE
PERMIT IN EACH CASE:
a* Golf courses and country clubs
b. Public; or quasi -public uses including churches,'
fit-ehouses, hospit8as and clinics, parks and
playground,-,, schools, publio utility buildings
and p r ofes.-��ional buildiriegs .-
2.1
MINI1v'OM LOT AREA REQUIRE0
Minimum lot area shruki not be less than, five (5) acres.
204
LUT WIC)TH REQUIRED,,
Mmirnurn brat width shalt, be not less than one hundred
thirty (180) fejt,
2.Z
FRONT YARD REQUIRE. b,
�
h llbe fifty (80)
Minimum f rcntyard shall bt from the
-fee
centerline of tire road where U -re road is
classified by the County as a Eederaii" Aid Secj,: ,,ndar^y
i cad, the mi,-n'mvrr) building setback k"�°quir^emo`nt shall
be fift i -five (56) foot from ,the of said
i -o ad
21e
SIDE "YARD M�QU'IREMEN'117:
Miniryiurn side yard shall not be, less than ten (10) feed.
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We the =dsral3nd residents sAnd ;prop rt7 owners of t�je:
arca, desoribed by map ttaa ed , ' who bave sinet, 'bel w and
the attached petition �,
Por -13► (� grioult ar l� zoning have
signed with the �'that the A) -, (Ai rlOul lt Ural)
cn ng is to includo the Ictal i; t Gr tly of the whole
entire area. described Ing, the R,4,cci and Orb r
propert7 j, with no parcels being or vim wh
the Rotiti2n for - trm
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Avenue on the da d; by CIA co Ci ty Limi is down YIJAI er , ,,Avenue
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