HomeMy WebLinkAboutPRED 05-09PROJECT SUMMARY SHEET
FILE NO.: PRED 05-09
PROJECT TYPE: Predevelopment Conference
APN: 047-230-028, 047-700-003, 004
APPLICANT:
Stephen J Schuster
ADDRESS:
4011 Spyglass Road, Chico, CA 95973-7690
PHONE:
(530) 894-0894
OWNER:
Stephen J Schuster
ADDRESS:
4011 Spyglass Road, Chico, CA 95973-7690
REPRESENTATIVE:
ADDRESS:
PROJECT DESCRIPTION: Flexible lot size subdivision creating 3X residential parcels and 3
service lots (A -C) for storm water detention and sewage disposal on a 250 -acre parcel zoned SR -
3 (Suburban Residential 3 -acre parcels) and A-40 (Agricultural 40 -acre parcel).
LOCATED: on the north side of Keefer Road, on the northeast corner of Keefer Road and Hicks
Lane, in the north Chico area.
PROPERTY ZONED: A-40 (Agricultural 40 -acre parcel); SR -3 (Suburban Residential 3 -
acre parcel)
GENERAL PLAN DESIGNATION: GOL (Grazing and Open Lands); AR (Agricultural
Residential).
TOWN/AREA: Chico
1. Application accepted: 02/22/2005
Amount: $ 1576.00
Receipt M 425407
2. Assigned To: Dan Breedon
3. Conference Room reserved: 21 rso�
4. Date and Time of Conference: U 0 (7
5. Pre -Development Letter sent to applicant and agencies:
6. Comments sent to: IDR,s
7. Comments received from:
8. Staff Report: Project Video:
9. Follow-up letter sent to applicant:
APPLICATION ACTIVITY LOG,
PRED 05-09
APN 047-230-028, 047-700-003, 004
Schuster
Phone Date
Person Contacted Number** Action*
Time .Spent
*Use more than one line if necessary.
**If applicable.
Alk
AMOL
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DEPARTMENT OF DEVELOPMENT SERVICES
BUTTE COUNTY UNIFORM APPLICATION
APPLICANT: Agent information to be provided is on page 2
APP NT' p NAME- (If ap t' ' cl'ff t f owner an affidavit is required.)
m 0
ASSESSO`liOR'S PARCEL NUMBER:
1
70D -004/
ADDRES STREET, ATE, & ZIP CODE
LE NU ?d BER: (FOR OFFICE USE)
PTY,
-
(Tsm
NAME OF PROP
,y OJECT (If
TELEPHONE:
LOC TtO OF PROCT a orirpsssVfttsand 'ddr s, if any
OV,MrNE 'S NAME:
TELEPHONE:
-1(
AD CITY, STATE, & ZIP CODE:
ZQNE
ffN^11UPLA N' EXITING LAND SE
SITE S E (in Square Feet or Acres)
EXIST STRUCTURES in Square Feet)
PROPOSED STRUCTURES (in Square Feet)
t'
L A).
'b6 - (dh -e c k 5ri 'e)
_(Chvek Oh'e)
F-1 PROPERTY IS OR PROPOSED TO BE SEWERED
E] PROPERTY IS OR PROPOSED TO BE ON PUBLIC WATER
-PROPERTY IS OR PROPOSED TO BE ON SEPTIC
PROPERTY l S OR PROPOSED TO BE ON WELL WATER
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El GENERAL PLAN AMENDMENT TENTATIVE SUBDIVISION MAP
❑ REZONE TENTATIVE PARCEL MAP
❑ USE PERMIT ❑ WAIVER OF PARCEL MAP
❑ MINOR USE PERMIT Ej BOUNDARY LINE MODIFICATION
❑ VARIANCE ❑ LEGAL LOT DETERMINATION
D MINOR VARIANCE ❑ CERTIFICATE OF MERGER
F-1 ADMINISTRATIVE PERMIT ❑ MINING AND RECLAMATION PLAN
❑ DEVELOPMENT AGREEMENT ❑ OTHER
RESC
TT"D
FULL DESCRIPTION OF PROPOSED PROJECT (Attach necessary sheets. If this application is for a land division, describe the number and size
of parcels.) I IN
I
4 7y
vAX7
F ELI, 2 ?, Mb
RI ITTF r0l INTY PI ANNING DIVISION
OROVILLE, CALIFORNIA
WIN; , R
E
I CERTIFY THAT I AM PRESENTLY THE LEGAL OWNER OR THE AUTHORIZED AGENT OF THE OWNER OF THE ABOVE DESCRIBED PROPERTY.
FURTHER, I ACKNOWLEDGE THE FILING OF THIS APPLICATION AND CERTIFY THAT ALL OF THE ABO*E INFORMATION IS TRUE AND
ACCURATE. (If an agent is o be authorized, execute an affidavit of au r' ati jmd * clud affidavit with this application.)
DATE: 12 V-� SIGNATURE:
KAFORMS\UNIFORM APPLICATION
Page 1 of 2
General Information:
1. Name and address
2.
9
4.
COUNTY OF BUTTE
ENVIRONMENTAL INFORMATION FORM
(To be Completed By Project Applicant)
Date Filed 2
,,and/or/dev,gloper, and/or project sponsor:
Address project:
Assessor§ Parcel Number: (54> '
Name, adgrpss,. and telephone nNmb f person to
List and any other telated permits and other public
those required by city, regjQnal, state and federal agencies:
5. Existing general plan designpon:
6. Existing zoning district:
7. How is land currently used?
concerning this project:
for t�is project,
w. w
8. Proposed use of site (Project for which this form is filed): �t A��0(444;�
Project Description:
9. Site size: �L) (Acres/Sq. Feet)
10. Off-street parking spaces: Full size: Compact: Total:
11. Plans attached Yes _ No _
12. Proposed development schedule
13. Associated projects
14. Anticipated incremental or phased development
Attach description of project containing the following information:
15. If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of
household size expected.
16. If commercial, indicate the type, whether neighborhood, city or regionally oriented, square footage of sales
area and loading facilities.
17. If industrial, indicate type, estimated employment per shift, and loading facilities.
FEB 2 2 20:,3'
''"LINTY PLANNING DIVISION
0 Butte County Department of Development Services 0 Planning Division it
1
a
18. If institutional, indicate the major function, estimated employment per shift, estimated occupancy; loading
facilities, and community benefits to be derived from the project.
19. If the project involves a variance, conditional use, rezoning application, or any development permits, state this
and indicate clearly why the application is required. If permits have already been issued, please attach as
Exhibit
Are the following items applicable to the project or its effects? Discuss below all items checked
yes (attach additional sheets as necessary).
YES NO
20.
Change in existing features of any hills, buttes, canyons
, r
or substantial alteration of ground contours.
21.
Change in scenic views or vistas from existing residential
areas or public lands or roads. _
22.
Change in pattern or character of general area of project. _
X-
23.
Significant amounts of solid waste or litter. _
X
24.
Change in dust, ash, smoke, fumes or odors in vicinity. _)L
25.
Change in bay, lake, river, stream or ground water quality
or quantity, or alteration of existing drainage patterns. _
26.
Substantial change in existing noise or vibration levels
\/
Y-
in the vicinity. —
27.
Site on filled land or on slopes of 10 percent or more. - _
X-
28.
Use of, or disposal of potentially hazardous materials,
such as toxic substances, flammable or explosives. _
29.
Substantial change in demand for municipal services
(police, fire, water, sewage, etc. including special districts). _
�V
30.
Substantially increase fossil'fuel consumption
(electricity, oil, natural gas, etc.). _
31.
Relationship to a larger project or series of projects. _
BUTTECOUNTY IiSi0;
OROVILLE, CALIFORNIA
0 Butte County Department of Development Services 0 Planning Division u
2
I
Environmental Setting: (Attach brief description)
32. Describe the project site as it exists before the project, including information on topography, soil stability, plants
and animals, and any cultural, historical, or scenic aspects. Describe any existing structures on the site and
the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be accepted.
33. Describe the surrounding properties, including information on plants and animals and any cultural, historical,
or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one -family,
apartment houses, shops, department stores, etc.), and scale of development (height, frontage, set -back, rear
yard, etc.). Attach photographs of the vicinity. Snapshots or Polaroid photos will be accepted.
Certification
I hereby certify that the statements furnished above and in the attached exhibits present the data and information
required for this inial evaluation to the best of my ability, and that the facts, statements, and information presented are
true and correct to the best of my knowledge and belief.
DatWo 5— -
Signatur for .(�J4
K:\F0RMS\SIJBMlTTAL\ENV-lNF0
PMogdvosD
FECI 2 2 2005
BUTTE COUNTY PLANNING DIVISION
OROVILLE, CALIFORNIA
0 Butte County Department of Development Services 0 Planning Division 0
3
•
BUTTE COUNTY
DEPARTMENT OF DEVELOPMENT SERVICES
PRE -DEVELOPMENT CONFERENCE
INFORMATIONAL SHEET
The Pre -Development Conference is a chance to meet on an informal basis with County staff.
The Department of Development Services staff shall schedule a pre -development review meeting
that includes the applicant and/or applicant's representative and representatives from the
Development Services Department, Environmental Health division, Public Works Department,
County Fire Department, and any other agency with applicable interest in the proposed
development site. The purpose of the meeting is to inform the applicant of local, state and/or
federal requirements that may apply to their project. This allows the applicant an advanced
opportunity to incorporate those requirements into the design of the project prior to the actual
application being formally submitted.
Any direction given shall be preliminary and is subject to further refinement or change as the
application progresses to and through the formal application process. Following the meeting, the
Development Services Department shall send a letter to the applicant summarizing what was
discussed, including any additional filing requirements for the formal application.
The Pre -Development Conference is held in the Development Services Department Conference
Room A, located at 7 County Center Drive, Oroville. Please refer to the attached County of
Butte. Environmental Information Form for submittal requirements. Include a concept site plan,
if available. The more information you submit at this stage will help us evaluate your project
more fully. The fee is $1,576.00 and a meeting is usually arranged within two to four weeks,
depending on the complexity of the project and current work load of County staff. If you have
any questions, please contact the Planning Division at (530)538-7601.
K:\Planning\PROJECTS\PRED\PUBLIC - Sample.doc
FEB 2 2 2005
BUTTE COUNTY PLANNING DIVISION
OROVILLE, CALIFORNIA
10
Tuesday, February 22, 2006 Development Services
PLANNING DIVISION , :,-Ver. 1.0
Counter
$1,008.00
ALUCi
(Airport Land Use)
Person
'Lana
Payment Date s
'2/22/2005
$0.00
425407
Receipt Number
$95.00
NOD / NOE
(Recording Fee)
Received. From
Schuster Homes, Inc.
s/a
Applicant
Planning,Review / El R
Application Number •
'PRE 05-09
or In Reference To
Parcel Number
047-230-028/047-700-
'
003&004
Check Number / Cash
7848
:Total.ReceiVed
.
; $1576.00'
TotalsFees
$1, 57600
DDS Planning,
(General Fund)
$1,008.00
ALUCi
(Airport Land Use)
Public Works
(Land Development)
$337.00
Environmental Health
$136.00
$0.00
CDF (Fire Department)
$95.00
NOD / NOE
(Recording Fee)
$0.00
Aunt Minnie
1$1,.500 or $2,000
$0.00
L �
Planning,Review / El R
$0.00 1
Fish/Game .. '
$0.00
ALUCi
(Airport Land Use)
$0 00
$0.00
Non Sufficient
Funds ($25.00 Fee)
Cell Tower
($2500.00).
$0.00
Public Sales/ Copies $0.00
Other: ' ' . $0.00 I
Butte County Department of Development Services
Planning Division
AirportLandUse Commission
4
February 16, 2005 ALUC Meeting
. AGENDA ITEM — E4
TO: Honorable Chair and Airport Land Use Commission
FROM: Dan Breedon, Principal Planner
DATE: February 16, 2005
ITEM: ALUC File No. A 05-05 — Emerald Sea Tentative Subdivision Map, APN 047-
700-003, 047-700-004, & 047-230-028 (Applicant: Stephen J. Schuster): - A
consistency review (Chico Municipal Airport) for the proposed Emerald Sea
Tentative Subdivision Map, which would divide 3 existing parcels totaling 250
acres into 34 single family residential lots ranging in size from 1.19 to 67.76 acres,
and 1 sewage disposal area (Lot A). The property is within the unincorporated area
of Butte County, and islocated on the north side of Keefer Road, on the northeast
corner of Keefer Road and Hicks Lane, north Chico area.
SUMMARY:
Staff recommends that ALUC find the project consistent with the 2000 Airport Land Use
Compatibility Plan for the Chico Municipal Airport.
BACKGROUND:
1. The project site is comprised of three legal parcels that total 250 (+/-) acres in size. The
project site is currently developed with a single family dwelling unit, agricultural structures,
and kiwi orchards. Surrounding uses include dwellings at rural densities and undeveloped
parcels.
2. The property is within the unincorporated area of Butte County, within the North Chico
Specific Planning Area.
3. The area of the project site south of Rock Creek is designated by the County General Plan as
"Agricultural Residential" and is zoned SR -3 (Suburban Residential, 3 -acre minimum parcel
size). The area north of Rock Creek is designated as "Grazing and Open Land" and is zoned
A-40 (Agricultural, 40 -acre minimum parcel size).
4. The applicant proposes to submit a "Flexible Lot Size Subdivision (BCC Section 24-82)"
that would apply to the acreage (102.24) of the SR -3 Zone. The parcels located within the
SR -3 zone would therefore, be smaller than 3 -acres; however, under the Flex Lot provision
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 1 of 11 ■
the overall number of parcels is allowed to be the same as if the zone was developed with 3 -
acre parcels.
5. The applicant intends to develop 32 (Parcels 4 — 34, and "Lot A") of the 34 parcels
(102.24/3acres) available within the SR -3 zone.
6. Parcels located within the A-40 zone (Parcels 1-3) would not be subject to the Flexible Lot
Size option, and would be sized according to the 40 -'acre minimum parcel size required
within the applicable A-40 zone. These parcels are also proposed for development with
single family homes.
7. A total of thirty-four (34) residential parcels are proposed; 26 parcels would range in size
from 1.41 to 3.86 acres, and 5 more parcels would - range in size from 4.14 to 10.76 acres.
Three larger lots would be located in the A-40 zone, 2 at 40 acres each and 1 at 67.76 acres.
One 4.5 acre lot ("Lot A") would be utilized for sewage treatment and disposal purposes only
(this sewer system has not yet received Environmental Health Division approval).
8. The SR -3 zone should be noted as being inconsistent with the B 1, B2, and C 1 Compatibility
Zones. This is because this zone allows for the creation of 3 -acre parcels while the BI
Compatibility Zone provides for the creation of 10 -acre minimum parcels, and the B2 and C1
Compatibility Zones provide for 5-acre'minimum parcels.
9. However, the density and parcel sizes clustered under this proposal comply with the
permitted density under the 2000 ALUCP (see Table 1 and Table 2 below).
10. The total number of parcels proposed by the project conforms to the densities permitted
within each compatibility zone, as discussed below.
11. The size of the parcels proposed conforms to the clustering provisions, as discussed below.
12. The southwest corner of the project site abuts the extended centerline of Runway 13L/31R,
which is located about 1.24 miles away southeast of the project site.
13. The highest residential density (Lots 9 through 34) would be located approximately 1,500
feet from the extended runway centerline.
14. The project site is outside the 55 dB CNEL noise contour (Exhibits 4F and 4G, 2000 Airport
Land Use Compatibility Plan).
15. This project is considered inconsistent with the County's current Flexible Lot Size
Subdivision Ordinance because this Ordinance excludes areas of the County subject to
Airport Land Use Plans from the Flexible Lot Size subdivision provisions.
16. A discussion item for today's ALUC meeting will consider amending the Flexible Lot
Ordinance for use in airport areas and to direct staff to prepare a letter from ALUC to the
Board of Supervisors initiating an amendment to the ordinance to remove the exclusion of
flexible lots in airport areas.
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 2 of 11 ■
ANALYSIS:
1. This project is a major land use action as defined by Policy 1.5.3 of the 2000 Butte
County Airport Land Use Compatibility Plan (ALUCP).
2. The 250 acre project site is subject to 3 different Airport Compatibility Zones:
• Airport Compatibility Zone B 1 (Approach/Departure Zone) — 84.04 acres
• Airport Compatibility Zone B2 (Ext.Approach/Departure) — 60.27 acres
• Airport Compatibility Zone C 1 (Traffic Pattern Zone) — 105.69 acres
3. The primary compatibility criteria for the 3 applicable Compatibility Zones are
shown on the following Table 1:
Table 1 -Compatibility Zone Criteria
Maximum Densities
Req'd
Other Development
Zone
Open
Prohibited Uses
Conditions
Residential
Land
(du/ac)l
Children's schools,
Deed notice required.
< 0.2 (average
day care center,
Airspace review for
C1
parcel size > 5.0
0
10%
libraries, hospitals,
objects >100 feet tall.
(Traffic Pattern)
acres)
nursing homes,
hazards to flight
Children's schools,
Locate structures
maximum distance from
day care center,
extended runway
B1
< 0.1 (minimum
o
30%
libraries, hospitals,
nursing homes,
centerline, minimum
(Approach/Departure
parcel size >_ 10.0
highly noise-
NLR of 25 dB in
Zone and Sideline
acres)
sensitive uses,
residences, airspace
Zone)
hazards to flight
review required for
objects > 35 feet tall,
avigation easement
dedication
Children's schools,
Minimum NLR of 25 dB
< 0.2 (average
day care center,
in residences, airspace
B2 (Extended
parcel size >5.0
20%
libraries, hospitals,
review for objects >70
Approach/Departure
—
acres)
nursing homes,
feet tall, deed notice
Zone)
highly noise-
required
sensitive uses,
hazards to flight
(Extract from Table 2A of the 2000 ALUM
Note 1. Residential development should not contain more than the indicated number of dwelling units (both primary and secondary) per gross
acre. With clustering, some parcels may be much smaller than the others as long as the maximum overall density criterion is not
exceeded. Clustering of units is encouraged in Compatibility "Zones B I, B2 and C — see Policy 4.2.6 for limitations.
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 3 of 11 m
4. 2000 ALUCP Policy 2.4.4 (e) states the following concerning parcels split by more than
one Compatibility Zone:
For the purposes of evaluating consistency with the compatibility criteria set forth herein, any
parcel which is split by compatibility criteria set forth herein, any parcel which is split by
compatibility zone boundaries shall be considered as if it were multiple parcels divided at the
compatibility zone boundary line. However, the intensity of development allowed within the
more restricted portion of the parcel can (and is encouraged to) be transferred to the less
restricted portion even if the resulting development in the latter area then exceeds the criteria
for'that compatibility zone.
5. The 2000 Airport Land Use Compatibility Plan encourages clustering, as proposed under
the Flexible Lot Size Subdivision, under Policy 4.2.5 (d), which states the following:
Clustering of Development, subject to the limits indicated in Policy 4.2.6., and providing
contiguous landscaped areas is encouraged as a means of increasing the size of open land
areas.
6. The criteria for clustering are provided under Policy 4.2.6. Section (a) (1) of this policy
states the following:
In terms of airport land use compatibility planning, the primary purpose of clustering is to
provide locations where an aircraft can attempt an official airport emergency landing.
Clustering may also serve to limit the risk to people on the ground, even if open land is not
provided, by shifting habitable areas away from principal aircraft flight tracks, especially
tracks close to the runway ends.
7. According to 2000 ALUCP Policy 4.2.6 (b), (amended on December 15, 2004)
clustering of new residential development is limited in each of the applicable
Compatibility Zones to a maximum of 4 dwelling units/acre (Table 2):
Table 2 -Clustering of New Residential Development
Compatibility Zone
Maximum # of
dwelling units
Project Acres
Minimum Parcel Size
allowed/proposed
Allowed density
4 Dwelling Units/Acre
Zone B1
No increase in the maximum number of
dwelling units is allowed as shown on
8.4 allowed
84.04 acres
2000 ALUCP Table 2A. Buildings shall
be located as far as practical from the
7 proposed
0.1 d.u./ac
extended runway centerline and shall be
limited to a maximum of two stories in
height.
4 Dwelling Units/Acre
Zone B2
No increase in the maximum number of
12
dwelling units is allowed as shown on
allowed
60.27 acres
2000 ALUCP Table 2A. Buildings shall
be located as far as practical from the
12 proposed
0.2 d.u./ac
extended runway centerline and shall be
limited to a maximum of two stories in
height.
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 4 of 11 ■
8. The 2000 ALUCP policies regarding density, parcel size, and clustering are
upheld by this project. The Tentative Map complies with each Compatibility
Zone's densities limitations and does not exceed the allowed number of dwelling
units.
9. The parcel sizes proposed by the Tentative Map would be largest within the BI
Compatibility Zone, closest to the extended runway line. Smaller parcels would
be located approximately 1,500 feet to the east of the extended runway line.
10. The project complies with the total number of parcels that would be allowed
under the 2000 ALUCP. The total number of parcels proposed under this proposal
is 34 (excluding "Lot A" sewage disposal area), which is 7.5 parcels less than
41.5 allowed under the applicable compatibility zones (see Table 2).
11. The project complies with the minimum allowed parcel sizes that would be
allowed by the 2000 ALUCP. The smallest parcel size on the proposed tentative
map is 1.41 acres. All of the parcels substantially exceed the one-quarter acre
minimum parcel size as required by the clustering policies of the 2000 ALUCP.
12. Open Land is a required component in each Compatibility Zone as shown in
Table 1- Compatibility Zone Criteria.
13. The following Table 3 shows the Open Land requirements for this tentative map:
Compatibility
Zone
4 Dwelling Units/Acre
21.1 allowed
Zones C I.
No increase in the maximum number of
16 proposed
84.04
dwelling units is allowed as shown on
B2
105.69 acres
2000 ALUCP Table 2A. Buildings shall
12.1
C
be located as far as practical from the
105.69
0.2 d.u./ac
extended runway centerline and shall be
250
47.9
limited to a maximum of two stories in
height.
Total Number of Dwelling Units Allowed:
41.5
. Proposed:
35
8. The 2000 ALUCP policies regarding density, parcel size, and clustering are
upheld by this project. The Tentative Map complies with each Compatibility
Zone's densities limitations and does not exceed the allowed number of dwelling
units.
9. The parcel sizes proposed by the Tentative Map would be largest within the BI
Compatibility Zone, closest to the extended runway line. Smaller parcels would
be located approximately 1,500 feet to the east of the extended runway line.
10. The project complies with the total number of parcels that would be allowed
under the 2000 ALUCP. The total number of parcels proposed under this proposal
is 34 (excluding "Lot A" sewage disposal area), which is 7.5 parcels less than
41.5 allowed under the applicable compatibility zones (see Table 2).
11. The project complies with the minimum allowed parcel sizes that would be
allowed by the 2000 ALUCP. The smallest parcel size on the proposed tentative
map is 1.41 acres. All of the parcels substantially exceed the one-quarter acre
minimum parcel size as required by the clustering policies of the 2000 ALUCP.
12. Open Land is a required component in each Compatibility Zone as shown in
Table 1- Compatibility Zone Criteria.
13. The following Table 3 shows the Open Land requirements for this tentative map:
Compatibility
Zone
% Open Land
Required
Total Acreage
of Zone
Required Open
Land (acres)
B 1
30%
84.04
25.2
B2
20%
60.27
12.1
C
10%
105.69
10.6
Totals:
250
47.9
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 5 of 11 ■
14. The project complies with the open land requirements for each applicable compatibility
zone imposed by the 2000 ALUCP. The greatest amount of open land is shown on the
tentative map as Parcels 1 — 3, which totals 147.76 acres.
15. Although these parcels would be developed with residences, much of the land could still
be made available for open land purposes.
16. Condition #4 of this approval would require that the required open space (47.9 acres) be
so designated and appropriately restricted.
ENVIRONMENTAL DOCUMENTATION:
No environmental documentation has been completed for this project. The applicant has applied
for an ALUC consistency determination prior to filing a Tentative Subdivision Map application
with the County.
RECOMMENDATION:
Staff recommends that the Butte County Airport Land Use Commission find ALUC File No. A
05-05 (Emerald Sea Tentative Subdivision Map) consistent with the 2000 Airport Land Use
Compatibility Plan.
Exhibits:
A: Findings
B: List of References
C: Project Location and Compatibility Zones Map
D: Site Plan
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 6 of 11 ■
EXHIBIT A
BUTTE COUNTY AIRPORT LAND USE COMMISSION
CONSISTENCY FINDINGS FOR ALUC FILE NO. 05-05 (EMERALD SEA
TENTATIVE SUBDIVISION MAP), APN 047-700-004,-003,047-230-028
The Airport Land Use Commission (ALUC) has prepared the following findings based on data
contained in the 2000 Airport Land Use Compatibility Plan (ALUCP) for the Chico Municipal
Airport, as well as site specific information submitted by the applicant and ALUC staff.
The following findings have been prepared at the direction of the ALUC and are for the
consideration of the Lead Agency (County of Butte) when making a decision on the project.
SECTION 1: ENVIRONMENTAL FINDINGS
A. No environmental documentation was submitted at the time of project review.
SECTION 2: CONSISTENCY FINDINGS FOR PROPOSED PROJECT
A. The proposal for the Emerald Sea Tentative .Subdivision Map, which would
divide three parcels totaling 250 acres into 34 single family residential lots
ranging in size from 1.41 to 67.76 acres, is consistent with Compatibility Zones
Bl, B2, and Cl as found in the 2000 Airport Land Use Compatibility Plan. .
SECTION 3: PROJECT FINDINGS:
A. The 250 acre project site is subject to 3 different Airport Compatibility Zones:
• Airport Compatibility Zone B 1 (Approach/Departure Zone) — 84.04 acres
• Airport Compatibility Zone B2 (Ext.Approach/Departure) — 60.27 acres
• Airport Compatibility Zone C 1 (Traffic Pattern Zone) — 105.69 acres
• According to 2000 ALUCP Policy 4.2.6 (b), (amended on
December 15, 2004) clustering of new residential development is limited in each
of the applicable Compatibility Zones to a maximum of 4 dwelling units/acre. J
• The 2000 ALUCP policies regarding density, parcel size, and
clustering are upheld by this project. The Tentative Map complies with each
Compatibility Zone's densities limitations and does not exceed the allowed
number of dwelling units.
• The parcel sizes proposed by the Tentative Map would be largest
within the BI Compatibility Zone, closest to the extended runway line. Smaller
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 710f 11 ■
parcels would be located approximately 1,500 feet to the east of the extended
runway line.
B. The project complies with the total number of parcels that would be allowed
under the 2000 ALUCP. The total number of parcels proposed under this proposal
is 34 (excluding "Lot A" sewage disposal area), which is 7.5 parcels less than the
41.5 allowed under the applicable compatibility zones (see February 16, 2005
ALUC Agenda Report Table 2).
C. The project complies with the minimum allowed parcel sizes that would be
allowed by the 2000 ALUCP. The smallest parcel size on the proposed tentative
map is 1.41 acres. All of the parcels substantially exceed the one-quarter acre
minimum parcel size as required by the clustering policies of the 2000 ALUCP.
D. The project provides for a total of approximately 147 acres of potential open land.
Condition #4 requires the applicant to designate appropriate portions of each
Compatibility Zone in accordance with the 2000 ACUCP.
E. No structures on the project site would extend into protected airspace.
F. The project site is outside of the 55 dB CNEL noise contour.
SECTION 4: PROJECT CONDITIONS:
1. For parcels located within Compatibility Zone B 1:
a. Gross'density shall not exceed 1 dwelling unit/10 acres
b. Minimum Parcel Size is 1/4 acre.
c. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Residences and all buildings
shall be located as far as practical from the Chico Municipal Airport extended runway
centerline."
d. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Maximum Building Height 2
stories." ,
e. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "As a condition for the issuance
of any Building Permit on these parcels Minimum Noise Level Reduction of 25 dB is
required for construction of all residences."
f. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Airspace review by the Airport
Land Use Commission is required for all objects >35 feet in height."
g. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "As a condition for the issuance of
any Building Permit on these parcels the property owner shall sign an Avigation
Easement granting to the City of Chico the right of continued use of the Chico
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) 'm February 16, 2005 ■ Page 8 of 11 ■
Municipal Airport in the airspace above the proposed parcels and acknowledging any
and all existing or potential airport operational impacts."
2. For parcels located within Compatibility Zone B2:
a. Gross residential density shall not exceed 1 dwelling unit/5 acres.
b. Minimum Parcel Size is 1/4 acre.
c. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Residences and all buildings
shall be located as far as practical from the Chico Municipal Airport extended runway
centerline."
d. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Maximum Building Height 2
stories."
e. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "As a condition for the issuance
of any Building Permit on these parcels Minimum Noise Level Reduction of 20 dB is
required for construction of all residences."
f. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Airspace Review by the Airport
Land Use Commission is required for all objects >70 feet in height."
g. Provide a deed notice at the time of sale of all resulting lots notifying purchasers of
the proximity of the airport and the potential for possible noise related impacts in an
ALUC-approved disclosure notice.
3. For parcels located within Compatibility Zone C 1:
a. Gross residential density shall not exceed 1 dwelling unit/5-acres.
b. Minimum parcel size is 1/4 acre.
c. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Residences and all buildings
shall be located as far as practical from the Chico Municipal Airport extended runway
centerline."
d. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Airspace Review by the Airport
Land Use Commission is required for all objects >100 feet in height."
e. Place a note on a separate document which is to be recorded concurrently with the
final map or on an additional map sheet that states: "Maximum Building Height 2
stories."
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05=05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 9 of 11 ■
f. Provide a deed notice for the sale of all resulting lots notifying purchasers of the
proximity of the airport and the potential for possible noise related impacts in an
ALUC-approved disclosure notice.
4. Open Land as required by the 2000 Airport Land Use Compatibility Plan shall be
provided. The applicant shall designate the required open land on the tentative map as
per the open land requirements shown below. Once so designated, a note shall be place
upon the map or on an additional map sheet indicating: "This open land is designated to
comply with the 2000Airport Land Use Compatibility Plan. This area shall remain free of
structures and other major obstacles such as walls, large trees, or poles (greater than 4
inches in diameter, measured 4 feet above the ground), and overhead wires.
2000 ALUCP Open Land Requirements
Compatibility
Zone
% Open Land
Required
Total Acreage
of Zone
Required Open Land
(acres)
BI
30%
84.04
25.2
B2
20%
60.27
12.1
C
10%
105.69
10.6
Totals:
250
47.9
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 10 of 11 ■
EXHIBIT B
List of References
Data supporting the ALUC's findings have been generated from studies and reports prepared by
recognized professionals and agencies with expertise in Airport Land Use Planning and land use
compatibility. These include, but are not limited to:
Butte County 2000 Airport Land Use Compatibility. Plan
Butte County Zoning Ordinance: Flexible Lot Size Subdivision, Section 24-82
North Chico Specific Plan, 1995
K:\Planning\ALUC\REPORTS\Emerald Sea A 05-05 Agenda Report.doc
■ Butte County Airport Land Use Commission ■ ALUC File No. A 05-05 (Emerald Sea Subdivision,
Stephen J. Schuster) ■ February 16, 2005 ■ Page 11 of 11 ■
On!
Wednesday, February 23, 2005 Development Services
PLANNING DIVISION
Ver. 1.0
Counter
-- ____..._._.
_ _
DDS Planning
--
$1,008.00
Person
Lana
(General Fund)
Payment Date
2/22/2005
Public Works
$337.00
(Land Development)
Receipt Number
425407
Environmental Health
$136.00
Received From
Schuster Homes, Inc.
--
CDF (Fire Department)
— - - ---
$95.00
Applicants/a
NOD / NOE
$0.00
(Recording Fee)
Application Number `;
-----
PRE 05- 9
Aunt Minnie
$1, 500 or $2,000
$0.00
or In Reference To
-
Planning Review / EIR
$0.00
Parcel Number
.047-230-028/047-700-
=-
003&004
-_
- - - -------'
Fish/Game
$0.00
Check Number /Cash
7848
ALUC
$0.00
Total Received
s
$ 1,576.00
(Airport Land Use)
Non Sufficient
$0.00
Total Fees -
$1,576.00
Funds ($25.00 Fee)
--
---
Cell Tower
$0.00
($2500.00)
Public Sales / Copies
$0.00
Other:
$0.00
f
COUNTY OF BU`TTE
AUDITOR'S CERTIFICATE ANDtREASURER'S RECEIPT
OROVILLE, CA
ATR NO 8230
RECEIVED FROM PLANNING
BAG # 329 DATE 212312006
FUND FUND DEPT ACCT CASH
DESCRIPTION TITLE CODE CODE CODE CODE AMOUNT
DEPOSIT DATE: 2-23
RECEIPTS:. 425409
E
PIjIPiIIdG RPL FEES GENL 00`10 44PWI 42`10900 1011001 1,008.00 , �Esl -
Prompt viumper I,
#047-230-025,047-700-(M3,4 Schuster Hones Inc PRE 5-09
MND-DEVEWP_MENT GEM Colo
Project Number
#047-230-028,047-700.0033,21 Schuster Hon -es Inc PREE0-5-09
ENVIRONMENTAL -HLTH GENL 0010
Project Number
#047-230-028,047-70(]L003,4 Schuster Homes Inc PRED05-09
FIRE, PLNG00
.APPL FEE FIRE PROTECT 01
t.
Prbjebt Number
#047-230-028,047-700-003.4 Schuster Homes Inc PRED05-09
APPROVED BY:
AUDITOR -CONTROLLER
By:
Amount of fee
size /
401703 101001
Amount of Fee
$337
540003 4614901 101001
Amount of Fee
$136
4617240 1011001
*mount.of Fee.
RECEIVED BY:
TREASURER
By:'
whitte=treasumr pink --auditor canary --depositor ro&=ffle
136.00
TOTAL$ 1,576.00
BUTTE COUNTY
STANDARD CONDITIONS FOR
TENTATIVE FINAL MAP
APPLICANT: STEPHEN SCHUSTER DATE:
AGENT: APN:
FILE#: PRED 05-09 PLANNER:
PROJECT DESCRIPTION:
Those items checked are conditions of approval.
PLEASE CONTACT THE PUBLIC WORKS DEPARTMENT FOR COMPLIANCE WITH
THE FOLLOWING CHECKED CONDITIONS:
A. STREETS
® 1. Prior to or concurrently with the recordation of the Final Map, provide a fully executed road
maintenance agreement for all non -publicly maintained access roads on the County approved form.
A note shall be placed on a separate document which is to be recorded concurrently with the map or
on an additional map sheet of the Final Map stating: "In accordance with Civil Code Section 845,
maintenance of the road as shown hereon shall be shared by those properties with a legal interest in
it."
® 2. All access rights shall be reserved by deed per County Ordinance, offered for dedication, and
depicted on the Final Map. For each private access within the map boundary, place the following
note on the Final Map: "gpproved road name is a non-exclusive easement for ingress, egress, road
and public services purposes, to be reserved in deeds and is hereby offered for dedication to the
County of Butte."
® 3. Prior to or concurrently with the recordation of the Final Map, Deed to Butte County in fee simple
40 feet of right-of-way from the centerline of Keefer Road along the entire property frontage. The
right-of-way shall be sufficient for the installation of Improvement Standard No. S-5 at all street
intersections.
® 4. Prior to or concurrently with the recordation of the Final Map, relinquish abutter's rights of access to
Butte County, along the Keefer Road frontage of parcels A and 7, except at approved access points.
® 5. Prior to recordation of the Final Map, provide street name signs per requirements of the Department
of Public Works. Street names shall be reviewed by the County Address Coordinator and one name
for each new street shall be recommended to the Board of Supervisors for approval prior to
recordation of the Final Map. A minimum of five alternate names for each new street shall be
submitted.
® 6. Prior to final road inspection, install all necessary traffic safety signs including stop signs. A note
shall be placed on a separate document which is to be recorded concurrently with the map or on an
additional map sheet of the Final Map stating: No public entity shall be responsible for the
maintenance of the traffic safety signs including stop signs. In accordance with Civil Code Section
845, maintenance of the traffic safety signs shall be shared by those properties with a legal interest in
them."
® 7. Prior to the recordation of the Final Map, obtain an encroachment permit and construct a standard S -
18A road approach in accordance with County Improvement Standards. Adequate sight distance at
the intersection of access road and Keefer Road shall be provided.
® 8. Provide a cul-de-sac designed and constructed as specified in the County Improvement Standards.
The Final Map shall show the cul-de-sac.
® 9. Prior to the recordation of the Final map, construct, or provide a performance bond and labor and
material bond for the construction of, a %2+ 12' street section on Keefer Road to an RS -3A road
standard. Minimum structural section to be 3" AC, and 12" AB, prime coat, fog seal and 95 %
relative compaction. Submit design to Land Development Division for approval. "R" value
determination and other data may be required to support the section design
® 10. Prior to the recordation of the Final map, construct, or provide a performance bond and labor and
material bond for the construction of, a full street section on interior roads to an NCSP-8 road
standard with 2" AC, and 8" AB, prime coat, fog seal and 95 % relative compaction. Construct a
full street section on cul-de-sac roads to an NCSP-10 road standard with 2" AC, and 8" AB, prime
coat, prime coat, fog seal and 95 % relative compaction. Submit design to Land Development
Division for approval. "R" value determination and other data may be required to support the
section design.
® 11. Provide circulation per county code 20-133. The proposed emergency access road is across Rock
Creek and is also in flood zone A. It is probable that flooding will create an emergency condition
and it does not seem reasonable to have an emergency access road unavailable due to flooding. Prior
to the application being deemed complete, provide plans that detail how the emergency access route
will be elevated above the base flood elevation (BFE) without increasing the BFE or diverting flows
onto neighboring properties. Obtain necessary right-of-way and construct emergency access road to
a County maintained road. Improve access road to parcel being divided to RS -8 LD -I minimum
road standard. Minimum 50 ft. wide access easement is required.
® 12. Show on the additional map sheet of the Final Map a 50 ft. building setback from the centerline of
interior roads and a 65 ft. setback from the centerline of Keefer Road based on Butte County Code
Section 20-40.1.
® 13. Street lighting shall be provided in accordance with Butte County requirements, accepted design
criteria, and recommendations of Pacific Gas & Electric Company. If the developer chooses to
install the streetlights and pay energy costs through a County Service Area (CSA), he/she must
complete the formation of the CSA prior to recordation of the Final Map. The CSA formation
process will require the Developer to fund the service until the beginning of the first fiscal year in
which service charges can be collected for the CSA, and agree to an annual maximum service charge
to ensure continued operation of the facilities.
B. DRAINAGE
® 1. The entire subdivision appears to be in either a flood zone X or A, including storm water detention
basins and the sewer disposal area. Prior to the application being deemed complete, a plan for a
permanent solution for drainage shall be submitted to and approved by the Department of Public
Works. The drainage plans shall detail existing drainage conditions and shall specify how drainage
waters will be detained or retained on- site and/ or conveyed to the nearest natural or publicly
maintained drainage channel or facility. The plans shall provide that there is no increase in the peak
flow runoff to said channel or facility and that there is no increase in flood levels upstream or
downstream. The plans shall detail how structures and access roads will be elevated above the base
flood elevation (BFE) without increasing the BFE or diverting flows onto neighboring properties.
® 2. Prior to final improvement inspection by the Department of Public Works, all new drain inlets shall
be labeled with the county approved drain marker per County Standard S-40.
® 3. Prior to tentative approval of the Final Map, establish 100 year flood plain elevations and the lowest
floor elevations for any structures, in accordance with Butte County Code §26-25. Show on the
additional map sheet the elevations (by contours) and the location of an accepted NGVD29 (National
Geodetic Vertical Datum of 1929) benchmark and a temporary benchmark on-site.
® 4. Prior to grading, a Construction Storm Water Permit will be required by the State Water Resources
Control Board if the project results in a disturbance (including clearing, excavation, filling, and
grading) of one or more acres. The Permit must be obtained from the State Water Resources Control
Board prior to construction. Place a note on an additional map sheet that states: "The development
of this Final Map requires a construction storm water permit. Construction activities that result in a
land disturbance of less than one acre, but which are part of a larger common plan of development,
also require a permit. Development of individual lots may require an additional permit(s)."
C. FINAL MAP
®
I. Show all easements of record on the Final Map.
® 2. Prior to or concurrently with the recordation of the Final Map, pay in full any and all delinquent,
current and estimated taxes and assessments as specified in Article 8 of Chapter 4 of Division 2 of
Title 7, of the California Government Code commencing with Section 66492.
® 3. Pay the recording fees in effect at the time the Final Map and related documents are recorded.
BUTTE COUNTY
STANDARD CONDITIONS FOR
TENTATIVE SUBDIVISION MAP
APPLICANT: Stephan Schuster DATE RECEIVED: 5/12/2005
AGENT: APN: 047-230-028; 047-700-003,
004
PLANNER: Dan Breedon
FILE#: TSM 05-18
PROJECT DESCRIPTION: Tentative Subdivision Map proposal 34 residential parcels sized
from 141 acres to 77.39 acres on a 250 acre parcel. Three utility lots are also proposed for the
community sewage disposal system and storm water detention.
Those items checked are conditions of approval.
PLEASE CONTACT THE BUTTE COUNTY FIRE DEPARTMENT FOR COMPLIANCE WITH
THE FOLLOWING CHECKED CONDITIONS:
S. FIRE CLEARANCE
X 1. Construction, installation or development of structures or facilities on the parcels/lots
shall comply with the latest California Fire Safe Regulations, (Public Resources Code
4290), and all other applicable State and County codes, ordinances and regulations in
effect at the time of application for improvement permits.
X 2. Building identification and/or addresses shall be installed in conformance with Public
Resources Code 4290 and shall be posted at the beginning of building construction and
maintained continuously thereafter.
X 3. Fire hydrant identification, reflector or post reflectors shall be installed acceptable to the
County Fire Warden.
❑ 4. In lieu of a pressurized water system or water storagePtank, payment of $200.00 per
created parcel into the Battalion water tend fund, is required prior to the issuance of
a building permit. Place a note on the Final Map or on additional sheets that states
"Development of these lots may require payment into the Water Tender Fund."
X 5. A pressurized community water system for fire protection is required. The specific
locations and fire flow requirements shall be in accordance with the Fire Department
specifications and to. the satisfaction of the County Fire Warden. Average required
hydrant spacing _800 feet, hydrant size _6_inches, and residual fire flow 1000
gpm. Submit plans to the Fire Department for review and approval prior to construction
of facilities.
❑ 6. Place a note on a separate document which is to be recorded concurrently with the map or
on an additional map sheet stating that: "Fire suppression sprinkler systems shall be
installed in all new residential structures in accordance with the National Fire Protection
Association Standard for the installation of sprinkler systems in one and two family
dwellings and mobile homes, NFPA Standard 13D, unless a pressurized community
water system, with hydrants that meet Fire Department specifications, serves the parcels."
❑ 7. In lieu of hydrant installation, payment may be made into the hydrant fund
at a cost of $1.72 per lineal foot of street frontage. The estimated fee amount is
❑ 8. Prior to recordation of the Map or application for a building permit, the applicant shall
pay the then current established fee for the West Chico Fire Station Fund.
❑ 9. Provide an all weather access of at least 10 foot wide and with a vertical clearance of 15
feet that will accommodate a 40,000 pound fire apparatus to all structures.
X 10. The current TSM violates PRC 4290, section 1273.09 (Dead end roads) and shall provide
two ways in and two ways out of the subdivision. The 30' emergency access road
easement is not adequate.
1273.09. Dead -End Roads
(a) The maximum length of a dead-end road, including all dead-end roads accessed from the dead-end
road, shall not exceed the following cumulative lengths, regardless of the numbers of parcels served:
parcels zoned for less than one acre 800 feet
parcels zoned for 1 acre to 4.99 acres 1,320 feet
parcels zoned for 5 acres to 19.99 acres 2,640 feet
parcels zoned for 20 acres or larger 5,280 feet
X 11. Current TSM also violates BCC 20-133 dead end roads
20-133 Cul-de-sac streets.
A cul-de-sac street in an urban area, as shown in appendix I of the design standards, shall not exceed
five hundred (500) feet in length and shall not serve more than twenty (20) lots or parcels. No cul-de-sac,
in a rural area, shall provide sole legal access to more than twenty (20) parcels, except where all parcels
are more than twenty (20) acres in lot area, or circulation is not practical or feasible because of
topography. (Ord. No. 3188, § 1(Exh. A), 3-14-95)
Revised 1/29/98 k:\forms\standcon\tsm
A
BUTTE COUNTY
STANDARD CONDITIONS FOR
TENTATIVE SUBDIVISION MAP
APPLICANT: Stephan Schuster
AGENT:
PLANNER: Dan Breedon
DATE RECEIVED: 5/12/2005
APN: 047-230-028; 047-700-003,
004
FILE#: TSM 05-18
PROJECT DESCRIPTION: Tentative Subdivision Map proposal 34 residential parcels sized
from 141 acres to 77.39 acres on a 250 acre parcel. Three utility lots are also proposed for the
community sewage disposal system and storm water detention.
Those items checked are conditions of approval.
PLEASE CONTACT THE PUBLIC WORKS DEPARTMENT FOR COMPLIANCE WITH
THE FOLLOWING CHECKED CONDITIONS:
A. STREETS
®
I. Prior to or concurrently with the recordation of the Final Map, provide a fully executed road
maintenance agreement for all non -publicly maintained access roads on the County approved form.
A note shall be placed on a separate document which is to be recorded concurrently with the map or
on an additional map sheet of the Final Map stating: "In accordance with Civil Code Section 845,
maintenance of the road as shown hereon shall be shared by those properties with a legal interest in
it."
® 2. All access rights shall be reserved by deed per County Ordinance, offered for dedication, and
depicted on the Final Map. For each private access within the map boundary, place the following
note on the Final Map: "proved road name is a non-exclusive easement for ingress, egress, road
and public services purposes, to be reserved in deeds and is hereby offered for dedication to the
County of Butte."
® 3. Prior to or concurrently with the recordation of the Final Map, Deed to Butte County in fee simple
40 feet of right-of-way from the centerline of Keefer Road along the entire property frontage. The
right-of-way shall be sufficient for the installation of Improvement Standard No. S-5 at all street
intersections.
® 4. Prior to or concurrently with the recordation of the Final Map, relinquish abutter's rights of access to
Butte County along the Keefer Road frontage of parcels A and 7, except at approved access points.
® 5. Prior to recordation of the Final Map, provide street name signs per requirements of the Department
of Public Works. Street names shall be reviewed by the County Address Coordinator and one name
for each new street shall be recommended to the Board of Supervisors for approval prior to
recordation of the Final Map. A minimum of five alternate names for each new street shall be
submitted
® 6. Prior to final road inspection, install all necessary traffic safety signs including stop signs. For all
non -publicly maintained access roads, a note shall be placed on a separate document which is to be
recorded concurrently with the map or on an additional map sheet of the Final Map stating: "No
public entity shall be responsible for the maintenance of the traffic safety signs including stop signs.
In accordance with Civil Code Section 845, maintenance of the traffic safety signs shall be shared by
those properties with a legal interest in them."
Y
® 7. Prior to the recordation of the Final Map, obtain an encroachment permit and construct a standard S -
18A road approach in accordance with County Improvement Standards. Adequate sight distance at
the intersection of access road and Keefer Road shall be provided.
® 8. Provide cul-de-sacs designed and constructed as specified in the County Improvement Standards.
The Final Map shall show the cul-de-sac.
® 9. Prior to the recordation of the Final map, construct, or provide a performance bond and labor and
material bond for the construction of, a '/i+ 12' street section on Keefer Road to an RS -3A road
standard. Minimum structural section to be 3" AC, and 12" AB, prime coat, fog seal and 95 %
relative compaction. Submit design to Land Development Division for approval. "R" value
determination and other data may be required to support the section design
® 10. Prior to the recordation of the Final map, construct, or provide a performance bond and labor and
material bond for the construction of, a full street section on interior roads to an NCSP-8 road
standard with 2" AC, and 8" AB, prime coat, fog seal and 95 % relative compaction. Construct a
full street section on cul-de-sac roads to an NCSP-10 road standard with 2" AC, and 8" AB, prime
coat, prime coat, fog seal and 95 % relative compaction. Submit design to Land Development
Division for approval. "R" value determination and other data may be required to support the
section design.
® 11. Provide circulation per county code 20-133. Improve emergency access road to RS -8 LD -I
minimum road standard. Minimum 50 ft. wide access easement is required.
❑ 12. Show on the additional map sheet of the Final Map a 50 ft. building setback from the centerline of
interior roads and a 65 ft. setback from the centerline of Keefer Road based on Butte County Code
Section 20-40.1.
® 13. Street lighting shall be provided in accordance with Butte County requirements, accepted design
criteria, and recommendations of Pacific Gas & Electric Company. . Where the County has
determined that it is not detrimental to health and safety, the developer may choose to only install
electrical outlets for streetlights. If streetlights are to be installed, the annual energy costs shall be
funded through a County Service Area (CSA) or other entity as approved by the Public Works
Director. The developer must complete the formation of the CSA or other approved entity prior to
recordation of the Final Map. The formation of a CSA or other approved entity will require the
developer to fund the service until the beginning of the first fiscal year in which service charges can
be collected and to agree to an annual maximum service charge to ensure continued operation of the
facilities.
® 14. Prior to recordation of the Final Map, construct or provide a performance bond and labor and
material bond for the construction of a landscaping strip within the public right-of-way adjacent to
parcels A, 6 and 7. Submit design to Land Development Division for approval prior to construction.
The Developer must complete the formation of a County Service Area (CSA) or other Department of
Public Works approved maintenance entity for landscaping prior to recordation of the Final Map.
The maintenance entity formation process will require the Developer to fund the service until the
beginning of the first fiscal year in which service charges can be collected for the maintenance
entity, and agree to an annual maximum service charge to ensure continued maintenance of the
facilities.
B. DRAINAGE
® 1. Prior to recordation of the Final Map, a plan for a permanent solution for drainage shall be submitted
to and approved by the Department of Public Works. The drainage plans shall detail existing
drainage conditions and shall specify how drainage waters shall be detained or retained on- site and/
or conveyed to the nearest natural or publicly maintained drainage channel or facility and shall
provide that there shall be no increase in the peak flow runoff to said channel or facility. If storm
drainage facilities serve new public roads, the developer must complete the formation of a County
Service Area (CSA) or Zone of Benefit within a Permanent Road Division or other Department of
Public Works approved entity prior to recordation of the Final Map. The CSA formation process
will require the Developer to fund the service until the beginning of the fust fiscal year in which
service charges can be collected for the CSA, and agree to an annual maximum service charge to
ensure continued operation of the facilities.
® 2. Prior to final improvement inspection by the Department of Public Works, all new drain inlets shall
be labeled with the county approved drain marker per County Standard S-40. Improvement plans
shall show and/or note the requirements for labeling inlets pursuant to Butte County Standard S-40. .
® 3. Prior to recordation of the Final Map, establish 100 year flood plain elevations and the lowest floor
elevations for any structures, in accordance with Butte County Code §26-25. Show on the additional
map sheet the elevations (by contours) and the location of an accepted NGVD29 (National Geodetic
Vertical Datum of 1929) benchmark and a temporary benchmark on-site.
❑ 4. Prior to, or concurrently with the recordation of the Final Map, pay the applicable drainage fees in
effect at the time of recordation of the Final Map for the I drainage area. (The current fee is now $
/acre.)
®. 5. Prior to grading, a Construction Storm Water. Permit will be required by the State Water Resources
Control Board if the project results in a disturbance (including clearing, excavation, filling, and
grading) of one or more acres. The Permit must be obtained from the State Water Resources Control
Board prior to construction. If a Construction Storm Water Permit is required, place a note on an
additional map sheet that states: "The development of this Final Map required a construction storm
water permit. Construction activities that result in a land disturbance of less than one acre, but which
are part of a larger common plan of development, also require a permit. Development of individual
lots may require an additional permit(s)."
C. FINAL MAP
® 1. Show all easements of record on the Final Map.
® 2. Prior to or concurrently with the recordation of the Final Map, pay in full any and all delinquent,
current and estimated taxes and assessments as specified in Article 8 of Chapter 4 of Division 2 of
Title 7, of the California Government Code commencing with Section 66492.
® 3. Pay the recording fees in effect at the time the Final Map and related documents are recorded.
Butte County Dep4 Ment of Development Servico
PLANNING DIVISION
7 County Center Drive
Oroville, CA 95965
(530) 538-7601 Telephone
(530) 538-7785 Facsimile
Date
TO:
FROM: Dan Breedon, Butte County Planning Division
SUBJECT: Request for Comments on a Development/Land Use Application
APPLICANT: Stephen J Schuster, Predevelopment Conference - PRED 05-09
APN: 047-230-028, 047-700-003, 004
DATE OF IDR*: 03/30/2005
*Inter -Departmental Review Committee
IDR RESPONSE REGARDING
COMPLETENESS OF APPLICATION DUE BY: March 28, 2005
AGENCY/DEPARTMENT
CONDITIONS/MITIGATION MEASURES DUE BY: April 20, 2005
The Planning Division has received a project application as described below. This application is
being provided to you for review. This is your opportunity to make comments regarding the
completeness of this application, to be determined at the Inter -Departmental Review (IDR)
Committee meeting on 03/30/2005, and/or to recommend conditions and/or mitigation measures
relevant to your agency's/department's area of expertise and jurisdiction.
PROJECT DESCRIPTION: Flexible lot size subdivision creating 35 residential parcels and 3
service lots (A -C) for storm water detention and sewage disposal on a 250 -acre parcel zoned SR -
3 (Suburban Residential 3 -acre parcels) and A-40 (Agricultural 40 -acre parcel).
PROJECT LOCATION: on the north side of Keefer Road, on the northeast corner of Keefer
Road and Hicks Lane, in the north Chico area.
COUNTY SUPERVISOR DISTRICT NO.: 3
ZONING: A-40 (Agricultural 40 -acre parcel), SR -3 (Suburban Residential 3 -acre parcel)
GENERAL PLAN: GOL (Grazing and Open Lands), AR (Agricultural Residential)
If a response cannot be submitted prior to the due dates listed above, please call Dan Breedon at
(530) 538-7629 or send him an email at dbreedon@buttecounty.net. You do not have to respond
to this request if you have no comments to include. Thank you for your attention to this matter.
;IDR_ <COMMIT.TEE�; 'APPLICATION:`COMPLETE ;
❑
No (Please send response to Dan Breedon by March 28, 2005)
Yes (Conditions/mitigation measures due by April 20,2005)
KAP lanning\Proj ects\CommentReq uestForm. dot
0 Butte County
Department of Development Services
Planning
Memorandum
March 10, 2005
To: Inter -Departmental Review Committee
Subject: Notice of Pre -Development Conference for PRED 05-09,
Schuster
Planner: Dan Breedon
APN: 047-230-028, 047-700-003, 004
Location on the north side of Keefer Road, on the northeast corner of Keefer
Road and Hicks Lane, in the north Chico area.
Date of IDR: 03/30/2005
Attached please find the Pre -Development Conference notice for PRED 05-09. A hard copy of the
application, including maps, was sent to Environmental Health, LAFCo, County Counsel, the Assessor's
Office, the Public Works Director, the Agricultural Commissioner, CDF, and the Building Manager at the
time of application. The purpose of this notice is to give you the opportunity to comment on the
applicant's proposal electronically to the planner, if you so desire, so that preparations can be made for
the IDR meeting on 03/30/2005.
Comments: (Please send your response to dbreedon@buttecounty.net.)
Signature:
Date:
K:\Planning\PROJECTS\PRED\Schuster Emerald C\Schuster pred 05-09 IDR memo.doc
V
Ar vlI
�,o
Butte County Department of Development Services
YVONNE CHRISTOPHER, DIRECTOR
7 County Center Drive
Oroville, CA 95965
(530) 538.7601 Telephone
(530) 538.7785 Facsimile
ADMINISTRATION * BUILDING * GIS * PLANNING
March 5, 2005
To Reviewing Agencies and Departments:
Subject: Pre -development Review for Emerald Sea Flexible Tentative Subdivision Map
for Stephen J. Schuster (PRED-05-09)
The Butte County Development Service Department has received a request for a pre -
development review meeting with County staff regarding a Flexible Lot Size Subdivision, in
accordance with Butte County Code 24-82 (c) (3). This meeting is being held prior to formal
submission of the application. The proposal would create 35 residential parcels and three service
lots (Lots A -C) for storm water detention and sewage disposal, on a 250 -acre parcel zoned SR -3
(Suburban Residential, 3 -acre parcels) and A-40 (Agricultural, 40 -acre minimum parcel size).
The property is within the unincorporated area of Butte County, and is located on the north side
of Keefer Road, on the northeast corner of Keefer Road and Hicks Lane, north Chico area.
The purpose of this meeting is to provide the following preliminary direction to the applicant: 1)
Identify any potential inconsistencies with County ordinances and policies, 2) Identify design
components and filing requirements recommended for the formal tentative subdivision map
application, 3) Discuss the review process, 4) Identify potential environmental impacts, and 5)
Identify special studies that may be required to accompany the formal application. Planning
Division staff will also review this proposal for conformance with the Flexible Lot Size Provisions
of Butte County Code.
Any direction given shall be preliminary and is subject to further refinement or change as the
application progresses through the formal application process. Following the meeting, the
Development Services Department shall send a letter to the applicant describing recommended
direction, additional filing requirements for the formal application, and other determinations
reached at the meeting.
1
Emerald Sea Flexible Lot Size Subdivision Predevelopment Review, Page 2
Butte County Department of Development Services
March 5, 2005
The pre -development conference will be held in the Development Services Department conference
room located at 7 County Center Drive, Oroville on March 30, 2005 at 1:00 pm. If your
department or agency has concerns or comments regarding the proposal, please have someone attend
or submit written comments to this department prior to the meeting. Comments may be faxed to
(530) 538-7785 attention Dan Breedon, Principal Planner. Should you have any questions please
contact me at (530) 538-7629. All comments will be shared with the applicant who shall be in
attendance at the meeting.
Sincerely,
D reedon
Principal Planner
Enclosures
cc: IDR Committee
City of Chico
Ray Bruun, Regional Water Quality Control Board
K:\Planning\PROJECTS\PRED\Schuster Emerald C\Flex Lot Predevel Ltr.doc
BUTTE COUNTY
STANDARD CONDITIONS FOR
TENTATIVE SUBDIVISION MAP
APPLICANT: Stephen J Schuster DATE RECEIVED: 02/22/2005
AGENT: APN: 047-230-028, 047-700-003,
004
PLANNER: Dan Breedon FILE#: PRIED 05-09
PROJECT DESCRIPTION: Flexible lot size subdivision creating 35 residential parcels and 3
service lots (A -C) for storm water detention and sewage disposal on a 250 -acre parcel zoned SR -
3 (Suburban Residential 3 -acre parcels) and A-40 (Agricultural 40 -acre parcel).
Those items checked are conditions of approval.
PLEASE CONTACT THE PUBLIC WORKS DEPARTMENT FOR COMPLIANCE
WITH THE FOLLOWING CHECKED CONDITIONS:
A. STREETS
❑ I. Prior to, or concurrently with the recordation of the Final Map, provide a fully executed road
maintenance agreement on the County approved form.
❑ 2. Provide street name signs per requirements of the Department of Public Works prior to recordation
of the Final Map. Street names shall be reviewed by the County Address Coordinator and one
name shall be recommended to the Board of Supervisors for approval prior to the recordation of
the Final Map. A minimum of five alternate names for each new street shall be submitted.
❑ 3. Obtain encroachment permit for all new or existing driveway approaches and construct them to
County standards, as specified in County Improvement Standards.
❑ 4. Provide a cul-de-sac, designed and constructed to county standards as specified in the County
Improvement Standards. The Final Map shall show the cul-de-sac.
❑ 5. Prior to the recordation of the Final Map, prove, to the satisfaction of the Director of Public
Works, that there is approved access conforming to'County standards to each parcel from a
publicly maintained road.
❑ 6. All access rights shall be reserved by deed, per County Ordinance, and offered for dedication and
depicted on the Final Map.
❑ 7. The developer shall provide all necessary traffic safety signs including stop signs. A note shall be
placed on a separate document which is to be recorded concurrently with the map or on an
additional map sheet of the Final Map stating "The property owners are responsible for the
maintenance of all private road safety signs, including stop signs."
❑ 8. Pay the recording fees then in effect for recording the Final Maps and related documents.
❑ 9. Deed to Butte County, in fee simple, feet of right-of-way from the centerline of
along the entire property frontage. The right-of-way
shall be sufficient for the installation of standard No. S-5 at all street intersections.
❑ 10. Construct street section on to _ geometric standard.
Minimum structural section to be " AC and " AB, SC 250 prime, fog seal and 95%
relative compaction. Submit design to Land Development Division for approval. "R" value
• 0
determination and other data may be required to support the section design.
❑ 11. Construct street section on to RS- road standard
with curb, gutter, and sidewalk and " AC, and " AB, SC 250 prime, fog seal
and 95% relative compaction. Construct street section on
to RS- road standard with curb, gutter, and sidewalk and " AC, and
" AB, SC 250 prime, fog seal and 95% relative compaction. Submit design to Land
Development Division for approval. "R" value determination and other data may be required to
support the section design.
❑ 12. Relinquish abutters rights to Butte County, along the frontage of
parcels , except at approved access points.
❑ 13. Prior to the recordation of the Final Map, obtain an encroachment permit and construct a
public road connection, County Standard , in accordance with County
Improvement Standards. Adequate sight distance at the intersection of access road and
shall be provided.
❑ 14. Show on the additional map sheet or on a document to be recorded concurrently with the Final
Map a -ft. building setback from the centerline of
❑ 15. Street lighting shall be provided in accordance with Butte County requirements, accepted design
criteria, and recommendations of Pacific Gas & Electric Company. If the developer chooses to
install the streetlights and pay energy costs through a County Service Area (CSA), he/she must
complete the formation of the CSA prior to recordation of the Final Map. The CSA formation
process will require the Developer to fund the service until the beginning of the fust fiscal year in
which service charges can be collected for the CSA, and agree to an annual maximum service
charge to ensure continued operation of the facilities.
B. DRAINAGE
❑ 1. Prior to the recordation of the Final Map, a plan for a permanent solution for drainage shall be
submitted to and approved by the Department of Public Works. The drainage plans shall specify
how drainage waters shall be detained on site and or conveyed to the nearest natural or publicly
maintained drainage channel or facility and shall provide that there shall be no increase in the peak
flow runoff to said channel or facility.
❑ 2. Establish 100 year floodplain elevations and the lowest floor elevations for any structures. Show
on the additional map sheet the elevations (by contours) and the location of an accepted NVGD
benchmark and a temporary benchmark on-site.
❑ 3. Pay the applicable drainage fees in effect at the time of recordation of the Final Map for the
drainage area. (The current fee is now $ /acre.)
❑ 4. A Construction Storm Water Permit will be required by the State Water Resources Control Board
if the project results in a disturbance (including clearing, excavation, filling, and grading) of one or
more acres. Construction activities that result in a land disturbance of less than one acre, but
which are part of a larger common plan of development, also require a permit. The Permit must
be obtained from the State Water Resources Control Board prior to construction.
C. FINAL MAP
❑ 1. New lot lines shall comply with the applicable setback requirements of the Butte County Zoning
Ordinance and the County adopted Uniform Building Code.
❑ 2. Show all easements of record on the Final Map.
❑ 3. Prior to or concurrently with the recordation of the Final Map, pay in full any and all delinquent,
current and estimated taxes and assessments as specified in Article 8, of Chapter 4 of Division 2 of
Title 7, of the California Government Code commencing with Section 66492.
❑ 4. Prior to the recordation of the Final Map, prove, to the satisfaction of the Director of Public
Works, that the parcel to be divided is a legal parcel.
❑ 5. Prior to or concurrently with the recordation of the Final Map, pay all applicable assessments
established by affected assessment districts, in full.
❑ 6. Place a note on a separate document which is to be recorded concurrently with the map or on an
additional map sheet of the Final Map regarding
0
BUTTE COUNTY
STANDARD CONDITIONS FOR
TENTATIVE SUBDIVISION MAP
APPLICANT: Stephen J Schuster DATE RECEIVED: 02/22/2005
AGENT: APN: 047-230-028, 047-700-003,
004
PLANNER: Dan Breedon FILE#: PRED 05-09
PROJECT DESCRIPTION: Flexible lot size subdivision creating 35 residential parcels and 3
service lots (A -C) for storm water detention and sewage disposal on a 250 -acre parcel zoned SR -
3 (Suburban Residential 3 -acre parcels) and A-40 (Agricultural 40 -acre parcel).
Those items checked are conditions of approval.
PLEASE CONTACT THE ENVIRONMENTAL HEALTH DIVISION FOR
COMPLIANCE WITH THE FOLLOWING CHECKED CONDITIONS:
LEACHFIELDS
1. Identify on the additional map sheet a 100 -ft. leachfield free setback from each existing well.
2. Meet the sewage disposal requirements of Butte County Code Section 26-26 for the installation of
sewage disposal systems within a flood plain/floodway.
3. Prior to commencing construction or installation of any required site improvements on the
property, verify that winter groundwater elevations are in compliance with County Improvement
Standards, Appendix 7.
4. Identify on the additional map sheet an area for wells and a 100 -ft. leachfield free setback around
that area on parcels
5. Identify on the additional map sheet a 50 -ft. leachfield setback from the drainage way on (lots)
(parcels)
6. Identify on the additional map sheet a 100 -ft. leachfield setback from the highwater line of the
creek on (lots) (parcels)
7. Identify on the additional map sheet a 100 -ft. leachfield setback from the spring on (lots) (parcels)
8. Identify on the additional map sheet a 200 -ft. leachfield setback from the highwater line of the
lake on (lots) (parcels)
9. Identify on the additional map sheet a leachfield setback for four (4) times the height of the cut on
(lots) (parcels)
10. Locate, and, if necessary, relocate the sewage disposal systems serving existing buildings on (lots)
(parcels)
SEWAGE DISPOSAL AREAS
1. Identify on the additional map sheet those areas with slopes in excess of thirty (30) percent as
"Unsuitable for Sewage Disposal".
2. Identify on the additional map sheet usable sewage disposal areas proven to meet the requirements
• •
of County Improvement Standards, Appendix 7. Combine with adjacent (parcel(s)) (lot(s)) any
parcel not proven to contain usable sewage disposal area.
3. Identify on the additional map sheet unsuitable sewage disposal areas.
4. Those wells indicated on the Tentative Map or on the Final Map that are proposed to be destroyed,
in order to provide required usable sewage disposal areas, shall be destroyed under a valid Butte
County Environmental Health Division permit.
5. Identify on the additional map sheet that no water well may be located within 100 feet of the
usable sewage disposal area on (lots) (parcels)
6. Prior to recordation of the Final Map, in the nitrate area record an executed Future Sewer Service
and Storm Drainage Agreement.
7. Meet the requirements of the (Watershed Protection Zone), (Villa Verona Moratorium Area),
(Cohasset Specific Plan).
INDIVIDUAL WATER SUPPLY
1. Prior to the issuance of a building permit, prove that the required quantities of domestic water are
available to (lots) (parcels)
2. Prove that the required quantities of domestic water are available or place the statement on the
additional map sheet of the Final Map that "There is no evidence that domestic water is available"
for (lots) (parcels)
3. Provide a source of domestic water for the building on (lot) (parcel)
4. Prior to Final Map, verify that domestic water can be provided to meet minimum standards for
and other suspected contamination.
1
❑ 2.
❑ 3.
❑ 4.
-01
7
PUBLIC WATER SUPPLY
Prior to the issuance of a building permit, design and construct a new community water supply
system in compliance with the California State Safe Drinking Water Act.
Prior to recordation of the Final Map, provide a letter or other documentation from
stating that they are willing and able to supply domestic water to
(lots) (parcels)
Place a note on the additional map sheet that states "Development of (lots) (parcels)
will require connection to a public water supply".
Prior to Final Map, verify that domestic water can be provided to meet minimum standards for
and other suspected contamination.
EXISTING COMMUNITY SEWER
1. Prior to the Final Map, provide a letter or other documentation from
stating that they are willing and able to supply sewer service to (lots) (parcels)
2. Place a note on the additional map sheet that states "Development of (lots) (parcels)
will require connection to a public sanitary sewer".
3. Prior to the issuance of a building permit, under a permit issued by the Environmental Health
Division, properly abandon the septic tank and connect the dwelling(s) on (lots) (parcel(s))
•
to public sewer.
I. NEW COMMUNITY SEWER
•
❑ 1. Prior to the Final.Map, provide community sewage collection, treatment and disposal facilities in
compliance with California State Regional Water Quality Control Board, the Butte County Code,
California Health and Safety Code, Federal Law and other applicable codes and regulations
governing the design, construction and operation of the facilities.
❑ 2. Prior to the Final Map, comply with all sewage disposal facility construction standards and health
and safety and requirements of the Butte County Code, California Health and Safety Code,
Federal Law, and other applicable codes and regulations governing the construction of such
facilities.
❑ 3. Prior to the Final Map, provide a community services district or other legal (government) entity
adequate to insure the operation, maintenance or repair of the sewage collection, treatment and
disposal facilities. At a minimum, creation of the entity shall:
a. Insure financing of operation, repair and maintenance.
b. Provide qualified individuals and operational procedures for facility
operations, repair and maintenance.
C. Provide adequate resources to comply with all monitoring and other
Regional Water Quality Control Board Waste Discharge Requirements.
d. Provide adequate resources for facility inspections and reports.
e. Provide adequate resources and/or mechanism to insure adequate
funding of a major sewage treatment and a disposal facility
replacement or reconstruction if necessary.
f. Provide a liability risk assessment for review by the County of Butte.
g. Indemnify the County of Butte and community services district or other
government entity for all claims and liability that may occur relative to
the sewage disposal facilities.
❑ 4. Locate wastewater ponds separate, as required, from areas of residential development. Meet
design requirements for control of mosquitoes and nuisance insects in the wastewater ponds to the
satisfaction of the appropriate Mosquito and Vector Control District.
❑ 5. If a homeowners association is provided, obtain approval of the By-laws and CC & Rs by Butte
County Environmental Health, and, if required, by the California State Regional Water Quality
Control Board. Approval shall be obtained prior to recordation of the Final Map.
J. COMMUNITY SEWER SPECIAL NITRATE AREA
❑ 1. In accordance with the Chico Area Nitrate Action Plan, provide for a connection to the public
sewer, if practical and feasible. A determination that connection is not practical and feasible shall
be made with the concurrence of the Central Valley Regional Water Quality Control Board and
the Environmental Health Division. NOTE: Board staff is currently requiring a density of no
greater than one equivalent residential unit per acre for development on septic tanks where sewer
is not available.
❑ 2. If connection to a public sewer is not feasible prior to recordation of the Final Map:
a. Provide the minimum required sewage disposal area as required by the
Butte County Subdivision Ordinance and the Nitrate Action Plan.
b. In conformance with the City of Chico Sanitary Sewer Master Plan,
dated December 20, 1985, construct dry line sewer mains to serve the
project and stubbed out to the property line to for future public sewer
connection.
Provide a community services district or other legal (government)
entity adequate to ensure the maintenance of the dry sewer main and,
when necessary, the activated sewer main.
d. Sign and record sewer and storm drainage agreements for compliance
with the Nitrate Action Plan.
e. Place the following notes on the additional map sheet or document to
be recorded concurrently with the Final Map:
"Butte County permit for the installation of individual septic systems
shall require the construction of sewer laterals for future public sewer
connection." "Lots within this subdivision are subject to sewage flow
restrictions that preclude high water use business activities."
"The discharge of wastewater, other than domestic sewage, into
individual sewage disposal systems requires approval of the California
State Regional Water Quality Control Board, Central Valley Region."
f. Provide CC & Rs for the project that specify maximum allowable
domestic sewage flows per lot or parcel approved by the Regional
Water Quality Control Board, Central Valley Region. Within the CC &
Rs, provide for changes to be with the concurrence of the Regional
Water Quality Control Board, Central Valley Region.
K. SOLID WASTE DISPOSAL PLANS
❑ 1. Place a note on a.separate document which is to be recorded with the map or on an additional map
sheet of the Parcel Map or Final Map stating "Solid waste disposal shall be the responsibility of
each property owner. Trash and debris shall be picked up weekly by either a trash collection
company approved by the County of Butte or the property owner shall assume the responsibility
for taking trash and debris to a County approved land fill'.
•
BUTTE COUNTY
STANDARD CONDITIONS FOR
TENTATIVE SUBDIVISION MAP
APPLICANT: Stephen J Schuster DATE RECEIVED: 02/22/2005
AGENT: APN: 047-230-028, 047-700-003,
004
PLANNER: Dan Breedon FILE#: PRIED 05-09
PROJECT DESCRIPTION: Flexible lot size subdivision creating 35 residential parcels and 3
service lots (A -C) for storm water detention and sewage disposal on a 250 -acre parcel zoned SR -
3 (Suburban Residential 3 -acre parcels) and A-40 (Agricultural 40 -acre parcel).
Those items checked are conditions of approval.
PLEASE CONTACT THE BUILDING DIVISION FOR COMPLIANCE WITH THE
FOLLOWING CHECKED CONDITIONS:
L. BUILDING PERMITS
❑ 1. Prior to building permit issuance for a new residential dwelling unit(s), the applicant shall
pay all applicable development fees at the rate in effect at the time of acceptance of the
application. Such fees, may include, but not be limited to: Park Fee, School Fee,
Drainage Fee, Permit and Plan Checking Fees, Water and Sewer Service Fees, and Fire
Protection Fees.
❑ 2. Prior to building permit issuance for a new commercial or industrial development, or
addition to an existing development, the applicant shall pay all applicable development
fees at the rate in effect at the time of acceptance of the application. Such fees shall
include, but not be limited to: School Fee, Drainage Fee, Permit and Plan Checking Fees,
Water and Sewer Service Fees, and Fire Protection Fees.
M. EXISTING STRUCTURES
❑ 1. Comply with the Uniform Building Code for property line clearances considering use,
area and fire -resistiveness of existing buildings.
❑ 2. Existing building(s) shall be made to comply with current Building and Zoning
regulations for the intended new use of the building(s) or the existing building(s) shall be
demolished.
BUTTE COUNTY
STANDARD CONDITIONS FOR
TENTATIVE SUBDIVISION MAP
APPLICANT: Stephen J Schuster
AGENT:
PLANNER: Dan Breedon
DATE RECEIVED: 02/22/2005
APN: 047-230-028, 047-700-003,
004
FILE#: PRED 05-09
PROJECT DESCRIPTION: Flexible lot size subdivision creating 35 residential parcels and 3
service lots (A -C) for storm water detention and sewage disposal on a 250 -acre parcel zoned SR -
3 (Suburban Residential 3 -acre parcels) and A-40 (Agricultural 40 -acre parcel).
Those items checked are conditions of approval.
PLEASE CONTACT THE PLANNING DIVISION FOR COMPLIANCE WITH THE
FOLLOWING CHECKED CONDITIONS:
N. SITE DEVELOPMENT
❑ 1. Prior to the issuance of building permits, the plans, incorporating all applicable
conditions of approval shall be submitted to the Planning Division to verify compliance
with said conditions of approval.
❑ 2. Where a proposed development will have 5 or more mailing addresses, the site plan shall
show the location of centralized mail delivery units. Concrete bases and the centralized
mail delivery units, shall be installed by the developer. Specifications of the concrete
bases and mail delivery units shall be in accordance with the requirements of Postal
Service and the Butte County Department of Public Works.
O. LANDSCAPING
❑ 1. A Landscape and Lighting Maintenance District, Community Service District,
Homeowners Association, or other alternative entity acceptable to the Planning Manger,
shall be established to maintain landscaping.
❑ 2. A plan of the existing on-site mature trees, located in any area proposed for buildings and
vehicular access, shall be provided to and approved by the Planning Division prior to the
issuance of building permits and/or prior to grading or vegetation removal. The applicant
shall minimize the removal of mature trees, where possible. A mature tree shall be
defined as a tree with a trunk measuring 4 inches in diameter, 4 feet from ground level.
Mature trees removed shall be replaced by planting replacement trees of equal number
and not less than gallon size.
❑ 3. For division of land, where lots of 1 acre or less are created, street trees of not less than
15 -gallon size shall be installed in accordance with Butte County standards as specified
in The street trees shall be planted at an average of one every 30 feet on streets
inside the land division and at an average of one every 20 feet on Circulation Element
roads.
❑ 4. All graded slopes, over 5 feet in height, or on slopes greater than %, shall be seeded,
planted, mulched or hydroseeded or otherwise protected to prevent erosion. A permanent
irrigation system shall be installed for non-native vegetation. A one year Faithful
Performance bond shall be posted to guarantee installation and established growth.
❑ 5. Prior to the commencement of grading and/or construction activity, all individual or
groups of oak trees which are to be retained as part of the project, shall be fully protected
through the use of root protection zones (RPZ). During construction, RPZs shall be
established using protective fencing enclosing an area with a radius 1.5 times the distance
from the trunk to the dripline. Within this protective buffer, no grading, trenching, fill, or
vegetation alteration of any kind shall be allowed.
The RPZs shall be maintained after the completion of construction in order to continue to
protect the oak trees, but the fencing shall be removed.
P. FINAL MAPS
❑ 1. Place a note on a separate document which is to be recorded concurrently with the map or
on an additional map sheet which states, "Structures, dumping, fill material, vegetation
removal and/or excavation shall not be allowed within the 50 foot No Disturbance
Setback as depicted." The 50 foot "No Disturbance Setback" shall be measured from the
top of bank or outer edge of the riparian vegetation along Creek,
whichever is greater. Limited vegetation removal necessary for flood control and normal
orchard operations is permissible within the "No Disturbance Setback;" however, all
living and thriving native trees shall be retained and all vegetation removal shall be
approved by the Department of Fish and Game prior to removal.
❑ 2. Place a note on a separate document which is to be recorded concurrently with the map or
on an additional map sheet which states, "Residences constructed on lots and
shall be constructed in a manner to bring the sound levels from dBA exterior source
to 45 dBA interior."
❑ 3. Place a note on a separate document which is to be recorded concurrently with the map or
on an additional map sheet which states, "At the time of building permit application, if a
Deer Herd Impact fee(s) is currently in effect, it shall be paid prior to the issuance of the
building permit."
❑ 4. Place a note on a separate document which is to be recorded concurrently with the map or
on an additional map sheet which states, "Fencing for areas other than residential areas
shall be limited to a maximum of 5 wire strands. The lower strand shall be at least 16"
above the ground and the upper strand shall be no higher than 48" above the ground."
❑ 5. Prior to the recordation of the Final Map," the applicant shall pay all overdue or
outstanding County fees.
Q. GRADING
❑
I. Place a note on a separate document which is to.be recorded concurrently with the Final
Map or on an additional map sheet stating "During construction, should any
archaeological artifacts be discovered, the Planning Division shall be notified
immediately, and all work shall cease until a qualified archaeologist has examined the
artifacts and the site and submitted his or her findings to the Planning Division, and
recommended clearance to continue. Recommencement of construction shall be upon the
approval of the Planning Division. "Archaeological artifacts" are defined as follows:
11
❑ 2. Prior to any clearing, grading and/or construction in a Federal or State identified 100 year
floodplain and/or streambed the following entitlements must be obtained: a California
Fish and Game 1604 Streambed Alteration permit and an Army Corps 404 permit or
exemption certificate.
R. ADDITIONAL APPROVALS
❑
I. This application is approved subject to the conditions contained herein. The tentative
subdivision map on file in the Planning Division identified as Exhibit `B" and dated
20_ is incorporated by reference.
❑ 2. All lots are subject to the payment of the North Oroville/Thermalito Traffic Impact Fees.
❑ 3. The applicant/owner shall sign the CSA 87 Traffic and Drainage Mitigation Agreement
and/or pay the required fee(s) prior to the issuance of building permits. If the agreement
is used it shall be recorded by the applicant prior to the recordation of the Final Map.
❑ 4. The applicant shall execute the Oroville Area Traffic Mitigation Fee Agreement prior to
the recordation of the Final Map and place a note on the Final Map or separate document
which is to be recorded concurrently stating, "A traffic mitigation fee of $750 shall be
paid prior to the issuance of a building permit for each new or additional living unit."
❑ 5. To insure the maintenance and continuance of the orchard or other agricultural use of the
property, all lot owners shall enter into the County approved Orchard Management
Agreement. The agreement shall terminate in 10 years or upon a rezoning of the
parcel/lot to a zone other than A-5 through A-160. The agreement shall be recorded and
recording fees paid by the applicant.
❑ 6. The developer shall display a current County Zoning and County Land Use Map in the
sales office at all times, and/or suitable alternatives.
❑ 7. All sales maps that are distributed or made available to the public shall include but not be
limited to showing future and existing schools, parks, and streets.
❑ 8. The Sheriff Facilities Impact Fee shall be paid, pursuant to the provisions of Chapter 3,
Article H of the Butte County Code, prior to the issuance of a building permit or prior to
the issuance of a Use Permit for a Mobile Home Park. The fee amount shall be
determined and calculated as of the date of application for building permit.
❑ 9. Prior to recordation of the Final Map or application for a building permit, the applicant
shall pay the then -current established fee for the West Chico Fire Station Fund.
❑ 10. Approval of this request shall not waive the requirement to comply with all applicable
Federal, State, and County laws, ordinances, and regulations in effect at the time of
building permit application.
BUTTE 'COUNTY
STANDARD CONDITIONS FOR
TENTATIVE SUBDIVISION MAP
APPLICANT: Stephen J Schuster
AGENT:
PLANNER: Dan Breedon
DATE RECEIVED: 02/22/2005
APN: 047-230-028, 047-700-003,
004
FILE#: PRED 05-09
PROJECT DESCRIPTION: Flexible lot size subdivision creating 35 residential parcels and 3
service lots (A -C) for storm water detention and sewage disposal on a 250 -acre parcel zoned SR -
3 (Suburban Residential 3 -acre parcels) and A-40 (Agricultural 40 -acre parcel).
Those items checked are conditions of approval.
PLEASE CONTACT THE BUTTE COUNTY FIRE DEPARTMENT FOR COMPLIANCE WITH
THE FOLLOWING CHECKED CONDITIONS:
S. FIRE CLEARANCE
❑ 1. Construction, installation or development of structures or facilities on the parcels/lots
shall comply with the latest California Fire Safe Regulations, (Public Resources Code
4290), and all other applicable State and County codes, ordinances and regulations in
effect at the time of application for improvement permits.
❑ 2. Building identification and/or addresses shall be installed in conformance with Public
Resources Code 4290 and shall be posted at the beginning of building construction and
maintained continuously thereafter.
❑ 3. Fire hydrant identification, reflector or post reflectors shall be installed acceptable to the
County Fire Warden.
❑ 4. In lieu of a pressurized water system or water storage tank, payment of $200.00 per
created parcel into the Battalion water tend fund, is required prior to the issuance of
a building permit. Place a note on the Final Map or on additional sheets that states
"Development of these lots may require payment into the Water Tender Fund."
❑ 5. A pressurized community water system for fire protection is required. The specific
locations and fire flow requirements shall be in accordance with the Fire Department
specifications and to the satisfaction of the County Fire Warden. Average required-
hydrant
equiredhydrant spacing feet, hydrant size inches, and residual fire flow gpm.
Submit plans to the Fire Department for review and approval prior to construction of
facilities.
❑ 6. Place a note on a separate document which is to be recorded concurrently with the map or
on an additional map sheet stating that: "Fire suppression sprinkler systems shall be
installed in all new residential structures in accordance with the National Fire Protection
Association Standard for the installation of sprinkler systems in one and two family
dwellings and mobile homes, NFPA Standard 13D, unless a pressurized community
water system, with hydrants that meet Fire Department specifications, serves the parcels."
•
•
❑ 7. In lieu of hydrant installation, payment may be made into the hydrant fund
at a cost of $1.72 per lineal foot of street frontage. The estimated fee amount is
❑ 8. Prior to recordation of the Map or application for a building permit, the applicant shall
pay the then current established fee for the West Chico Fire Station Fund.
❑ 9. Provide an all weather access of at least 10 foot wide and with a vertical clearance of 15
feet that will accommodate a 40,000 pound fire apparatus to all structures.
Revised 1/29/98 k:\forms\standcon\tsm
1[4
"DRAFT" LEAD IN SHEET
FILE NO: 1"RE OS -�/
AP#O
-230-0.2r 0q
-700-W'-3/
7-700-G0y
APPLICANT:
REPRESENTATIVE: 51e, -
REQUEST: (to be filled oyt by person taking in
FINAL REQUEST: (to be filled out by project planner)
/, SZ Qczes A
SIZE: , sZ Qui
SUPERVISORIAL DISTRICT #
GENERAL PLAN DESIGNATION:
ASSIGNED PLANNER: Oft) -
EXISTING ZONING:
Date Application Received
Date Proiect Assigned
IDR Date
30 Day Complete
Tentative Hearing Date
KAPlanning\Forms\Lead In Sheet.doc
Oaf T - 230-0-z�oq 7 -700 - 003 -
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PLANNER's INITIALS
COMMENT DISTRIBUTION LIST
County Offices and Cities:
_ Chief Administrative Officer
X Environmental Health
_ Sheriff
X LAFCo
_ Biggs
_ Oroville
Information Systems Dept.
X� County Counsel
Irrigation District:
_ Butte Water
_ South Feather Water & Power Agency
_ Table Mountain Irrigation
Domestic Water
_ Butte Water District
OW ID
Sewer
_ Butte Water District
_ Skansen Subdivision (CSA 21)
Fire Protection
X .California Department of Forestry
Recreation Districts
_ Chico Area Recreation
Paradise Recreation & Park
Utilities
PG&E
State Agencies
X Develop. Services Director
X Assessor
_ BCAG
_ Air Quality Mgmt.
_ Gridley
_ Paradise
Animal Control
_Biggs/W. Gridley Water
_ Paradise Irrigation
Thermalito Irrigation District
_California Water Service Co.
_ Thermalito IrrigationDistrict
_ Themalito Irrigation
L.O.A. PUD
EI Medio Fire Protection District
_ Durham Area Recreation
Richvale Recreation & Parks
_ Chambers Cable TV
Viacom Cable TV
_ CalTrans (Traffic) _ Dept. of Water Resources
_ Forestry (Attn: Craig Carter) _ Dept of Parks and Rec.
_ CA Reg. Water Quality Control Board _ Caltrans, Aeronautics Program
_ Department of Conservation _ Office of Mining Reclamation
_ Dept.Social Services, Comm.Care Licensing
Federal Agencies
_ US Forest Service
_ Army Corps of Engineers
Other Districts, Agencies, Committees, etc.
_ Lime Saddle Dist
_ Drainage
_ Reclamation
_ Butte Co. Mining Committee
_Paradise Pines Com. Assoc.
_Mosquito Abatement District.
_ US Bureau of Land Management
National Marine Fisheries Service
_ Community Association
_ Butte Env.l Council
_ Cal Native Plant Society
_ Forest Ranch Community Assoc.
Butte Creek Watershed Conservancy
X Public Works Director
X Building Manager
_ ALUC
_ Butte Co. Farm Bureau
_ Chico
Chico Airport Commission
X Agricultural Commission
_ Durham Irrigation
_ Richvale Irrigation
Other
_ Del Oro Water Co.
Other
_ Sterling City Sewer Main
Feather River Rec. & Park
SBC
_ Dept. of Fish and Game
Highway Patrol
Office of Governmental & Env. Relations
US Fish & Wildlife Service
School Districts
( L •\Planning\Forms\DISTR.wpd
FROM :THE ENGINEERING GROUP FAX NO. :5308998943 Mar. 04 2005 05:33PM P1
THE ENGINEERING GROUP, INC.
1250 East Avenue, Suite 10
Chico, CA 95926
Pb: 5304990409 Fx:530.899.0943
To: Dan Breedon Fax: (530) 538-7785
company: Brae County, Plarn>ing Dept Phone: (530) 538.7M9
From:
Amber Pierce
Date:
3/4105
Re:
Boundary line MoNcabon
1"M Total Rages:
2
U Wvsnt X Por R*Vww O Pll s Convowd X Rom" Re0y 131111"" Roeyeb
• Colnmerdw
Dan,
Please find the attached Boundary Line Modification PlaL Again the Ams Parcel Number is 015-310-071.
The property trarWwwtil be from parcel 78. Parcel 71 is currently in the City, while paroel 78 is in the County.
Parcel 71 was annexed 20 years ago or so. Would it be possible to apply for a Minor Land Division. or a
Boundary Line Moff ag tion tD obtain the desired resulting parcel as shown in the aftached Boundary Line
Modifrgb-on No. 58 (as 1 mentioned during our phone oonversabon is not of record).
Thank you, DD
GG� Pit�C�
Arnber Pierce
C..d 1aA.1+=auw0.
FROM :THE ENGINEERING GROUP FAX NO. :5308990943 Mar. 04 2005 05:34PM P2
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