HomeMy WebLinkAboutPRED 05-04_PLANNING SEPARATOR SHEET
APN
PROJECT NUMBERPQtio �s- d-f
PROJECT SUMMARY SHEET
FILE NO.: PRED 05-04
PROJECT TYPE: Predevelopment Conference
APN: 040-180-047, 048
APPLICANT: Michael Rabo
ADDRESS: 935 Jones Avenue, Durham, CA 95938
PHONE: (530) 345-8871
OWNER: Michael Rabo
ADDRESS: 935 Jones Avenue, Durham, CA 95938
REPRESENTATIVE: Timothy Wood, The Engineering Group
ADDRESS: 1250 East Avenue, Suite 10, Chico, CA 95926
PROJECT DESCRIPTION: Pre-Development Conference to divide two parcels totaling 12.7
acres into four parcels of 3.2 +/- acres each. A General Plan Amendment to Agricultural
Residential and a Rezone to a residential zone that allows parcel sizes of 3 +/- acres.
LOCATED: at 935 Jones Avenue, Durham
PROPERTY ZONED: A-10 (Agricultural, 10-acre parcels)
GENERAL PLAN DESIGNATION: OFC (Orchard &Field Crops)
TOWN/AREA: Durham
1. Application accepted: 12/10/2004
Amount: $ 1576.00
Receipt#: 418765
2. Assigned To: Stephen Betts
3. Conference Room reserved: IDR meeting, January 12, 2005
4. Date and Time of Conference: 1:00 p.m.
5. Pre-Development Letter sent to applicant and agencies: 12/16/2004
6. Comments sent to: IDR, Air Quality Management, Durham Area Rec. &Parks, DFG,
CARWQCB, Durham Unified School District
7. Comments received from:
8. Staff Report: Project Video:
9. Follow-up letter sent to applicant: ill /oS
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COUNTY OF BUTTE
AUDITOR'S CERTIFICATE AND TREASURER`S RECEIPT
OROVILLE, CA
ATR NO 803$2
RECEIVED FROM PLANNING
BAG:. 329 DATE 12M312004
FUND FUND DEPT ACCT CASH .
DESCRIPTION TITLE CODE CODE CODE CODE AMOUNT
DEPOSIT DATE: 12!13
RE:CE:IPTS: 418765-418766 ,
PLANPdJNG APPL FETES GE NL 0010 440001 42109M 101001 2,0161.00
__ _�___ Pruject.NumberAmount-of Fee
APM1:040.130-047,048 M &J RASO PRED 05-04
APN:031--281-136,030,031 K HAYES PRED 05-05 $1,008.00
LAND DEVELOPMENT GE:NL 0010 440004 4611700 161001 674.00
Prpject Number Amount of Fee
APN:040-180-047,048 M&J RASO PRED 05-04 $337.00
APN:031-281-138,030,031 K HAYES PRED 05-05 $337.00
ENVIRONMENTAL HLTH GENL 0010 54WM 4614901 101001 272.00
Pr,?ject Number Amount of Fee
APN:040-180-047,048 M &J RASO PRED 05-04 " $138.00
APN:�f31-281-13B,Q30,031 K HAYES PRt6 05-05
FIRE PLNG APDL FEE FIRE:PROTECT 0100 4617240 101001 190.00
Project Number `I Amount of Fee
APN:04&180-047,048 M'&J RASO PRED 05-04 $95.00
APN:031-281-135,030,031 K HAYES FRED 05-05 $95.00
FOR 12112
I
TOTAL $ 31152.00
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APPROVED BY: RECEIVED BY:
AUDITOR-CONTROLLER TREASURER
By By:
�-
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vvhite--treasurer pink--auditor canary--depositor golden role
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Monday,December 13,2004 Development Services -
PLANNING DIVISION ver. 1.0
CounterDDS Planning $1,008.00
Person ;Lana (General Fund)
Payment Date 12/10/2004 Public Works $337.00
(Land Development)
Receipt Number 418765 Environmental Health $136.00
Received From Michael&Jane Rabo CDF(Fire Department) $95.00 •
j
Applicant s/a NOD/NOE $0.00
(Recording Fee) _
Aunt Minnie $0.00
Application Number ?RED 05-04 $1,500 or$2,000
or In Reference To --
_ Planning Review/EIR $0.00
Parcel Number 040-180-047,048
Fish/Game $0.00
Check Number/Cash ;1641
ALUC $0.00
Total Received $1 ,576. (Airport Land Use) ..
Non Sufficient $0.00
Total Fees $1 ,576.00 Funds ($25.00 Fee)
1Cell Tower $0.00
($2500.00) w •
Public Sales/Copies $0.00
i
Other: $0.00
MICHAEL S RABO CDL P0610767 f
JANE S RABO CDL P0804006 1641
9535 JONES AVE(530)345-8871
DURHAM,CA 95938 Date -11-35/1210 .
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COUNTY OF BUTTE 418765
OFFICIA ECEIPT
.OFFICE O EPARTMEN/1.I SUING RECEIPT /M1. 00 2&
Received fro
lie sum of all."
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For �/� C;~- C%L� �? `~f fJ /�('Q - u �j 6 jc,,�/ r
Received:
Received By
CASH
Title
CHECK By
DAVCO BUSINESS FORMS•(530)743.8511 Form 75702
DEPARTMEN100F DEVELOPMEMOSERVICES
BUTTE COUNTY UNIFORM APPLICATION
PPLICANT: Agent information to be provided on followin page:
APPLICANT'S NAME(If applicant is different from owner an affidavit is required) ASSESSOR'S PARCEL NUMBER:
Michael Rabo 040-018-448 , 047
ADDRESS:,,. CITY,STATE&ZIP CODE: FILE NUMBER: (FOROFFICE USE)
935 ''J.o:nes -Ave Durham CA , 95938 ego 0-5-,04
NAME OF PROPOSED PROJECT(If any) TELEPHONE
( 530 345-8871
LOC TIOA4:OF PRO,TE�CT(Major ss Bets and rens
93�Jones Ave uriam 9 �
_ f=' ti GENERAL INFORMATION REQUIRED
OWNER'S NAME TELEPHONE w
Michael Rabo ( 530 )345-8871
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ADDRESS: CITY,STATE&ZIP CODE: P'=
935 Jones Ave Durham CA , 95938
ZONE GENERAL PLAN EXISTING LAND USE SITE SIZE(in Square Feet or Acres)
A10 OFC Single Family Residence 12 . 7 Acres k:
1
i EXISTING STRUCTURES(in Square Feet) PROPOSED STRUCTURES(in Square Feet)
I
(Check One) (Check One)
❑ PROPERTY IS OR PROPOSED TO BE SEWERED ❑ PROPERTY IS OR PROPOSED TO BE ON PUBLIC WATER
❑ PROPERTY IS OR PROPOSED TO BE ON SEPTIC ❑ PROPERTY IS OR PROPOSED TO BE
ilO..Ncc_^,WEeLLWhWATER
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hMINN.PPLICATION REQUESTED Ga
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li ❑ GENERAL PLAN AMENDMENT ❑ DEVELOPMENT AGREEMENT
❑ REZONE ❑ TENTATIVE SUBDIVISION MAP
Y
❑ USE PERMIT ❑ TENTATIVE PARCEL MAP
❑ MINOR USE PERMIT ❑ WAIVER OF PARCEL MAP Y
❑ VARIANCE ❑ LEGAL LOT DETERMINATION
❑ MINOR VARIANCE ❑ MINING AND RECLAMATION PLAN t'
❑ ADMINISTRATIVE PERMIT E3 OTHER P r e d e v e l o p m e n t M e e t i n g - sf�
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PROJECT DESCRIPTION
FULL DESCRIPTION OF PROPOSED PROJECT(Attach necessary sheets. If this application is for a land division,describe the number and
fsize of parcels.)
Project will Merge two lots , then split the merged lot into 4
e'
s-epe-rate parcels .
I
5.
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OWNER CERTIFICATION
t .,.b.:e
I CERTIFY THAT I AM PRESENTLY THE LEGAL OWNER OR THE AUTHORIZED AGENT OF THE OWNER OF THE ABOVE DESCRIBED PROPERTY.
FURTHER,1 ACKNOWLEDGE THE FILING OF THIS APPLICATION AND CERTIFY THAT ALL OF THE ABOVE INFORMATION IS TRUE AND
ACCURATE. (If an agent is to be authorized,execute an affidavit of authorization and include the affidavit with thi app tion.)
DATE: SIGNA
d
AGENT AUTHORIZATION !
i
To Butte County, Department of Development Services; j
jj
Print Name of Agent and Phone Number
Mailing Address f
is hereby authorized to process this application for ,
on my property, identified as Butte County Assessor Parcel Number 1
This authorization allows representation for all applications, hearings, appeals, etc. and to sign all
documents necessary for said processing,but not including document(s) relating to record title .
i
interest.
Owner(s) of Record: (sign and print name) '
s
Jane Rabo
Michael Rabo
Print Name Print Name y.
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Signature /mow� � �/ Signature i-
-�//
Architect and/or Engineer:
Timothy Wood , The Engineering Group , 530-899-0409
I
Print Name of Architect/Engineer and Phone Number
1250 East Ave Suite 10
Mailing Address I
k
FOR OFFICE USE ONLY
Verify: ..
Date Received: Total Amount Received:
Y•
G:
AP Number(s) Legal Description
Owners Authorization Zoning Requirements 1.
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Project Description Copies of plot plan }
Taken by Receipt No. E.H. LD Plan FD
1
s
Payment of the currently required Application Fee and/or Deposit (Any unused portion of a deposit)
will be returned upon final action.
Current fee for this application is $ as of
Make check payable to "Butte County Treasurer".
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k
' 1.
COUNTY OF BUTTE
ENVIRONMENTAL INFORMATION FORM
(To be Completed By Project Applicant)
1
Date Filed 1,Z/10/2004 !
General Information:
1
1. Name and address of owner, and/or developer, and/or project sponsor:
Michael R.abo 935 Jones4v,— Durham rn 2228
2. Address of project: 935�J o n e s n v e Durham CA 95938
�
Assessor's Parcel Number: n o n n 1 ala h-7g1'g
3. Name, address, and telephone number of per's'on to be contacted concerning this project: j
MichaPl Rahn , 935 done-s,.g,.,,.Durbam , CA 95938 Ph# 530-345-8871
4. List and describe any other related permits and other public approvals required for this project, including
those required by city,regional,state and federal agencies: E n v m r o n m e n t a l Health
f
5. Existing general plan designation:
OFC
6. Existing zoning district: A 10
n 7. How is land currently used?
t
8. Proposed use of site (Project for which this form is filed): '
1
Project Description: :
9. Site size: 12 . 7 Acres (Acres/Sq. Feet)
10. Off-street parking spaces: Full size: Compact: Total:
11. Plans attached Yes No
12. Proposed development schedule None
13. Associated projects None
14. Anticipated incremental or phased development NQ P
Attach description of project containing the following information:
P P 1 9 9 �
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.
j
17. If industrial,indicate type, estimated employment per shift, and loading facilities. 4'
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0 Butte County Department of Development Services 0 Planning Division Cl t
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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 3
or substantial alteration of ground contours. _
21. Change in scenic views or vistas from existing residential / s
areas or public lands or roads.
22. Change in pattern or character of general area of project _
23. Significant amounts of solid waste or fitter.
24. Change in dust, ash,smoke,fumes or odors in vicinity. _ _x
25. Change in bay, take, river,stream or ground water quality
or quantity,or alteration of existing drainage patterns. _
26. Substantial change in existing noise or vibration levels
in the vicinity. _
1
27. Site on filled land or on slopes of 10 percent or more.
28. - Use of,or disposal of potentially hazardous materials, t
such as toxic substances,flammable or explosives. _
29. Substantial change in demand for municipal services
(police,fire,water,sewage,etc.including special districts).
30. Substantially increase fossil fuel consumption
(electricity,oil,natural gas,etc.).
31. Relationship to a larger project or series of projects.
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- 0 Butte County Department of Development Services 0 Planning Division U
2 -
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Environmental Setting: (Attach brief description)
32. Describe the project site as it epsts before the project,including information on topography,soil stability, plants
and animals, and any cultural, historical,or scenic aspects. Describe any eiasting structures on the site and
the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be accepted.
i
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.
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Date Signature for
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N 82=37'00"E 751.80' I OWNER'S CERTM
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WE, FRED A. RABO AND
THE LAND SHOWN HERE01
.1 ARE THE ONLY PERSONS
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PARCEL Z 30 TO'TH£PREPARATION AN.
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a COUNTY OF BUTTE
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ON THIS DAY OF
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THE BASIS OF BEARINGS FOR THIS SURVEY n
• FOUND AS NOTED IS THE CENTERLINE OF JONES AVENUE
Rr FOUND 3/4"I.P. RCE 16803 GIVEN AS S 06°34'E ON THAT DEED FILED
O SET 3/4"I.P,RCE 16803 IN BOOK 1159 AT PAGE 581, BUTTE
• CALC♦D POINT, NOTHING SET COUNTY,RECORDS LOCATIC
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N 82°37'00"E 751-eO I' OWNER'S CERTIFICATE SURVEYOR'S CERTIFICATE
/ 721.80' 30. �
/ WE, FRED A. RABO AND DOROTHY M. RABO AS OWNERS OF THIS MAP WAS PREPARED BY ME OR UNDER MY DIRECTION r
/ - THE LAND SHOWN HEREON DO HEREBY CERTIFY THAT WE AND IS BASED UPON A +FIELD SURVEY IN CONFORMANCE
/ •� ARE THE'ONLY PERSONS WHOSE CONSENT IS NECESSARY TO WITH THE REQUIREMENTS OF THE SUBDIVISION MAP ACT AT
PASS CLEAR TITLE TO SAID LAND AND WE HEREBY CONSENT THE REQUEST OF FRED A. RABO IN JANUARY OF 1978.
G PARCEL Z 3O TO'THE PREPARATION AND RECORDATION• OF THIS MAP, AND l HEREBY CERTIFY THAT THE PARCEL MAP PROCEDURES OF
5.03' AC. / OFFER FOR DEDICATION THE 30Fr.. ROAD EASEMENT AS SHOWN. THE ,LOCAL AGENCY HAVE BEEN COMPLIED WITH AND THAT
THIS PARCEL MAP CONFORMS TO THE APPROVED TENTATIVE
/ v Q(LOFESS/p P AND THE CONDITIONS OF APPROVAL THEREOF WHICH
m FRED A..RABO DOROTHY M RABO- Qt�O REQUIRED TO BE FULFILLED PRIOR TO THE FILING
"� �'. • 1�6 W e•9 E PARCEL MAP.
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THIS MAP CONFORMS WITH THE REQUIREMENT OF THE
PARCEL Z SUBDIVISION MAP ACT'ANO LOCAL ORDINANCE.
STATE OF CALIFORNIA
7.67 AC. cd DATED: /G oc hnnEI4/976
N COUNTY OF BUTTE
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N ON THIS DAY OFf9/3,PVNR"I 1978, BEFORE ME,
N CLAY CASTLEBERRY RCE 14224
C4'0 100' SE IC FREE
N N /� THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR SAID STATE,
/ t0 BUTTE COUNTY SURVEYOR
o � PERSONALLY APPEARED FRED A.RABO AND DOROTHY M RABO
o / M KNOWN TO ME TO BE THE PERSONS WHOSE NAMES ARE SUB-
SCRIBED TO THE CERTIFICATE HEREON AND ACKNOWLEDGED TO
EXISTING ELL SITE / W ME THAT THEY EXECUTED THE SAME.
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DEPUTY.
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OFFICIAL SEAL
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MY COMMISSION EXPIRES
OF BK SOF MAPS AT PAGE AT THE REQUEST
579.37'
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30'STRIP DEEDED S.TF_ T21N, RZE MDB¢`M , BUTTE COUNTY, CA.
TO BUTTE COUNTY DnvTo+_ Jo+ES Are
2255 oft 1o3
514.77' 3o.o3 DvRHAM e
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544.80
3/4" I.P. L.S. 2621 BASIS OF BEAR/NGS Z FRED RA 80
LEGEND -
THE BASIS OF BEARINGS FOR THIS SURVEY a
• FOUND AS NOTED IS THE CENTERLINE OF JONES AVENUE
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THAT DEED FILED BACHMAN ENGINEERING
O SET 3/4"I.P.,RCE 16803 IN BOOK 1159 AT PAGE 581, BUTTE
• CALCb POINT, NOTHING SET COUNTY.RECORDS LOCATION ' NAP
no sco/e .3008 ESPLANADE CHICO, CALIFORNIA
C.W BACHMAM RCE 16803
SCALE /"=/00' JANUARY 1978.
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Butte County Department of Development Services �%3TrF
YVONNE CHRISTOPHER,DIRECTOR o 0
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7 County Center Drive o -� o
Oroville,CA 95965 � -
(530)538-7601 Telephone c�U Nty
(530)538-7785 Facsimile
ADMINISTRATION*BUILDING * GIS*PLANNING
January 18, 2005
Amber Pierce
The Engineering Group, Inc.
1250 East Ave., Suite 10
Chico, CA 95926
Subject: Pre-Development Conference for Michael Rabo, APN 040-180-047 & 048,
Project#PRED 05-04
Dear Ms. Pierce:
The application for the Rabo Pre-Development Conference was received on December 10, 2004,
and the pre-development conference was held on January 12, 2005. The following individuals:
attended the pre-development conference:
Yvonne Christopher, Director of Development Services
Stephen'Streeter, Interim Planning Division Manager
Stephen Betts, Senior Planner -
Felix Wannenmacher, County Counsel's Office
Doug Fogel;Environmental Health Division
Mike Mays, Public Works Department
Steve Fowler, Fire Department/CDF
Rob Hill, Agricultural Commissioner's Office
Amber Pierce, Project Engineer, The Engineering Group, Inc.
Michael and Jane Rabo, Applicants
The project presented to the County was to divide two parcels totaling 12.7± acres into four, 3+
acre parcels. The two parcels are zoned A-10 (Agricultural, 107acre minimum parcel size) and
are designated by the Butte County General Plan as Orchard and Field Crops.
The Butte County Fire Department/California Department of Forestry and Fire Prevention did
not have any significant concerns about the project, but stated that any land division would
require the installation of interior fire sprinkler systems in all new residential structures unless a
pressurized community water system was available to serve the site. Driveways to all structures
would be required and must be able to support a 40,000 pound fire apparatus. The payment of
water tender fees would be required at the time of building permit issuance.
1
The Butte County Environmental Health Division stated that they had completed a pre-
application review of the project, but that it was for two parcels, not four as was now proposed.
They stated that based upon their knowledge of the soils in the project area each 3+ acre parcel
should be able to have sufficient soil meeting the sewage disposal requirements of Appendix VII
of the Butte County Subdivision Ordinance. Another Environmental Health Division pre-
application review for a project to create four parcels would be required prior to submittal of a
tentative parcel map application. The project parcels are within a 100-year flood zone, but the
Environmental Health Division stated that that should not be an issue.
The Butte County Public Works Department, Land Development Division, provided probable
conditions of project approval for four new parcels. A copy of their conditions was given to you
at the pre-development conference.
The Agricultural Commissioner's Office stated that the project must be consistent with the
Agricultural Element of the Butte County General Plan, which currently requires a 300-foot
setback from property lines for residential structures. Three acre parcels would not provide
sufficient area to accommodate the required 300-foot setback. The Agricultural Commissioner's
Office stated that they most likely would not recommend approval of a General Plan
Amendment, Rezone, and Tentative Parcel Map on the project site.
In order to create four 3+ acre parcels, three separate (but concurrent) projects would be
required:
1. General Plan Amendment to change the General Plan land use designation from Orchard and
-Field'Crops to Agricultural Residential or Low Density Residential
2. Rezone from A-10 to SR-3 (Suburban Residential, 3-acre minimum parcel size) or SR-1
(Suburban Residential, 1-acre minimum parcel size).
3. A:Tentative Parcel Map to divide the two existing parcels into four'parcels:
As was discussed in much detail at the pre-development conference, the project must be
consistent with the Agricultural Element of the Butte County General Plan and with the Durham-
Dayton-Nelson Plan. Any project on the project site, including a General Plan Amendment,
Rezone, and Parcel Map, must be consistent with. the goals and policies found in these two
documents. The Agricultural Element and the Durham-Dayton-Nelson Plan require that
projects not have a significant impact to agricultural resources. You were provided with a copy
of the Goals, Objectives, and Policies for the Durham-Dayton-Nelson Planning Area(as found in
the Land Use Element of the Butte County General Plan) at the pre-development conference.
The following are the goals, policies, and programs of the Agricultural Element that would be
applicable to any project on the Rabo parcels:
Goal 1
Maintain parcel sizes that ensure the long-term preservation, conservation and continuity of
those general plan areas identified as Orchard and Field Crops and Grazing and Open Lands.
Policies
1.3 Designate areas outside of the adopted Spheres of Influence of Chico, Oroville, Paradise,
Biggs and Gridley, and outside of the more intensely developed portions of the communities of
Durham,Nord, Honcut, Bangor, Richvale, and Palermo for the protection of continued
agriculture. The County recognizes the cities of Gridley and Biggs desire to study possible
2
future urbanization within the corridor area between those two cities. However, as long as these
are unincorporated lands the County has the primary responsibility for planning in this area.
1.5 Conserve Orchard and Field Crops lands and Grazing and Open Lands as designated in
the General Plan Land Use Map.
1.6 Limit the minimum parcel sizes for new land divisions, in areas identified as Orchard and
Field Crops on the General Plan Land Use Map, to not less than the existing zoning designations
from 5 to 160 acres. The densities currently established by the existing zoning on Orchard and
Field Crops lands shall be the minimum lot size allowable. Further subdivision of Orchard and
Field Crops lands are discouraged.
Programs
1.9 Apply the policies of the Agricultural Element to the Durham-Dayton-Nelson(D2N)
Area Plan as well as the currently adopted policies of D2N. Minimum lot sizes for agricultural
land uses shown on the D2N Area Plan map shall be the minimums of the current zoning.
Goal 2
Conserve and stabilize agricultural land uses at city and community boundaries in order to
protect agricultural lands from encroachment and conversion to urban uses.
:Policies
2.1 Agriculture shall not be made inviable by the economic impacts of urban development.
2.2 Encourage urban infill development within city limits and within existing unincorporated
communities where development can more easily and-readily be served by public infrastructure-
facilities.
2.3 Require development to provide land use transitions, setbacks and buffers between urban
development and agricultural interface to reduce interference and conflict.
2.4 Create development and performance standards designed to protect agricultural uses from
urban encroachment conflicts.
2.8 New residences within agricultural areas shall be required to pay its fair share of
development impacts on public services and infrastructure.
Programs
2.2 The Zoning Ordinance shall require that a buffer be established on property proposed for
residential development in order to protect existing agricultural uses from incompatible use
conflicts. The desired standard shall be 300 feet, but may be adjusted to address unusual
circumstances. Guidelines, as part of the General Plan's implementation, shall be developed
illustrating buffer requirements for various situations.
2.7 Limited conversion of agricultural land to urban uses could be permitted when the
following criteria are met and mitigated:
3
■ A general plan amendment and rezone application has been approved
■ The lot(s) for which conversion are requested is adjacent to uses identified as other than
agriculture or agricultural support uses, i.e. receiving plants, hulling plants
■ The conversion will not be detrimental to existing agricultural operations
■ The conversion land is adjacent to existing urban infrastructure and would constitute a
logical contiguous extension of a designated urban area
■ No feasible alternative exists which is less detrimental to agriculture
■ Infill within the adjacent designated urban area has reached a 75% level of development.
Development is defined as improvements to property including, but not limited to non-
agricultural buildings or structures.
2.8 New residences and/or conversion of agricultural land to non-agricultural land shall only
occur when full mitigation of impacts to the extent under law are provided including, but not
limited to, roads, drainage, schools, fire protection, law enforcement, recreation, sewage, and
lighting.
Goal 3
Support the management of agricultural lands in an efficient, economical manner, with minimal
conflict from non-agricultural uses.
Policies
3.6 Carefully locate residential lands where limited agricultural uses and farm animals are
allowed, to avoid conflicts with:agricultural operations. This includes, but is not limited to,
commercial stables,and the raising of exotic animals.
Goal 4 - -
Encourage environmental resource protection measures to ensure the continued agricultural use
of the land.
Policies
4.1 Recognize state and federal:legislation designed to preserve soil and protect agricultural
land.
4.2 Encourage protection measures from catastrophic and uncontrolled flooding of
permanent crops, such as orchards, nurseries, and other major agricultural investments.
Programs
4.3 To protect adjacent downstream properties and the public from flooding, require all
development to provide the following information:
■ Historic peak flow
■ Drainage designs which do not increase the historic peak flow
■ Suggested offsite improvements as mitigation for increases in historic peak flow
■ Drainage plans prepared by a registered civil engineer
4
■ Mechanisms for maintenance
Goal 5
Seek and support preservation policies and programs to protect long-term agricultural
production.
Programs
5.4 Using the authority under CEQA, consider establishing a fee, to be applied to all
new development on agricultural lands within the unincorporated portion of Butte
County, to mitigate the loss of prime farmlands and/or lands with intensive agricultural
investments. The primary purpose of the fee shall be for the conservation of prime
farmlands.
5.5 Establish a voluntary transfer of development credits program to be administered
by the County. Programs shall establish requirements and procedures for transfer of
development credits from certain agricultural areas to specified receiving areas.
Receiving areas may be in the County and/or may be jointly identified by a city through a
joint powers agreement.
As -you can see, a project to create four 3+ acre parcels would be very difficult, if not
- impossible; to'find consistent with the Agricultural Element and the Durham-Dayton-
Nelson Plana The Planning Division would most likely not recommend approval of -
General Plan Amendment, Rezone, and Tentative Parcel Map projects on the Rabo's
parcels due to inconsistencies with the Agricultural Element and with the Durham-
Dayton-Nelson Plan.
It was also discussed at the pre-development conference about the General Plan update.
As we discussed, Butte County is in the process of updating the General Plan. At this
point, the technical update is in progress, and it is hoped that that update of the goals and
policies sections, and possible changes in land use designations, would occur within a
year or so. It is not known if there would be any changes to land use designations in the
Durham area. The Rabo's, as landowners and citizens of Butte County, will have the
opportunity to participate in the General Plan update process and can let the decision
makers (the Planning Commission and the Board of Supervisors) know their thoughts of
how the Durham area should be developed.
If you have any questions regarding the results of the pre-development conference, please
contact me at(530) 538-7153 or via e-mail at sbetts@buttecounty.net.
Sincerely,
1;� fLl�s__
Stephen Betts
Senior Planner
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Rabo Pre-Development Conference Notes
Create four lots from two parcels that total 12.7 acres
Site is zoned A-10. Adjacent to PQ, SR-1 and A-5 zones
GP is Orchard and Field Crops. Adjacent to Public and Agricultural Residential
designation
Site is outside Durham Urban Area
Site is within Durham-Dayton-Nelson(D2N)Planning Area- Policies of D2N Plan apply
Site is within Durham Urban Reserve Area—Policies of Durham-Dayton-Nelson
Planning Area Urban Reserve apply(no parcels less than 3 acres unless public services
provided)
Site is within an AE flood zone (100-year flood'zone, flood elevations determined)
NEEDED TO CREATE 3-ACRE PARCELS
General Plan Amendment to Agricultural Residential
Rezone to SR-3
Tentative Parcel Map to create the four proposed parcels
POTENTIAL PROBLEMS
GPA and Rezone appear inconsistent with policies of Agricultural Element and D2N Plan
SR-3 zone may be considered to be spot zoning
300-foot residential structure setbacks from A zones and OFC-designated parcels
In 100-year flood zone
Noise from trains
• • Page 1 of 1
Betts, Steve
From: Schroth, Eric
Sent: Friday, December 17, 2004 11:35 AM
To: Betts, Steve; Wannenmacher, Felix
Subject: PRED 05-04
Steve, Felix,
I thought I would alert you to the following information regarding the pre-development conference scheduled for
Jan. 12th. A parcel map for parcels 040-180-047, -048, &-049 was created by Fred and Dorothy Rabo (bk 65 p
14). Dorothy Rabo is the trustee for APN 040-180-048, which is one of the parcels to be divided. A subdivision
would clearly be required if Dorothy Rabo is trustee. Would it still be required if ownership was transferred to
Michael and Jane Rabo? At what point do land divisions become"arm's length transactions"that do not require
imposition of subdivision requirements?
Eric A. Schroth
Butte County Public Works
Land Development Division
7 County Center Drive
Oroville,CA 95965
Phone:(530)538-7266
FAX:(530)538-7171
12/17/2004
Page 1 of 1
COs-
Betts, Steve
From: Schroth, Eric
Sent: Tuesday, January 04, 2005 10:19 AM
To: Betts, Steve
Subject: FW: 01/12/2005 IDR, Pre-Development Meeting for Rabo, PRED 05-04
I conditioned this as a final map because Dorothy Rabo is shown on the Title Report and she previously divided
the parcel.
From: Thornton, Roneva
Sent: Wednesday, December 29, 2004 4:32 PM
To: Bottenfield, Cliff; Breedon, Dan; Christopher, Yvonne; Edell, Stuart; Fogel, Doug; Fowler, Steve; Hill, Rob;
Johnston, Mary; Lawrence, Gail; MacKenzie, Robert; Price, Richard; Read, Darren; Reimers, Ken; Schroth, Eric;
Severin, Vance; Starrett, Bill; Streeter, Stephen; Wannenmacher, Felix
Subject: 01/12/2005 IDR, Pre-Development Meeting for Rabo, PRED 05-04
1/4/2005
MY Aje
2525 Dominic Drive,Suite J W.James Wagoner
Chico,CA 95928 Air Pollution Control Officer
(530)891-2882 Robert McLaughlin
(530)891-2878 Fax 3 ��� Asst.Air Pollution Control Officer
5
ement O�
January 5, 2005
Stephen Betts, Butte County Department
Development Services Planning Division
7 County Center Drive
Oroville, CA 95965
Re: Pre-Development Conference for Michael and Jane Rabo, PRED 05-04
Dear Mr. Betts:
The District has reviewed the request for comments for the project noted above. Based on the
information submitted the District recommends incorporating the District's Indirect Source Review
Guidelines Standard Mitigation Measures into the proposed project. Standard Mitigation Measures
include the use of EPA Phase II woodstoves or District approved fireplaces and use of adequate
dust control measures during all phases of project development and construction.
Thank you for the opportunity to comment on the proposed project. If you have any questions,
please contact the District at 891-2882.
Sincerely,
Gail Williams
Air Quality Planner
BUTTE
COUNTY
JAN 10'2005
2005
DEVELOPMEN I
File No 3452 SERVICES
\\bagnt 1\butte_aWd\apps_files\eir\bcpre05-04.doc
Butte County Department of Development Services
YVONNE CHRISTOPHER,DIRECTOR O�UTT�0
0 0
7 County Center Drive 0 o
Oroville,CA 95965 ;
(530)538-7601 Telephone cOUN'�y
(530)538.7785 Facsimile
ADMINISTRATION*BUILDING*GIS*PLANNING
December 16, 2004
Re: Pre-Development Conference for Michael and Jane Rabo, APN 040-180-047 &
048, File#PRED 05-04
Local Agencies and Departments:
The Butte County Department of Development Services, Planning Division, has received
a request for a pre-development conference regarding the above referenced parcels. The
proposed project would divide two parcels totaling 12.7 acres into four parcels of 3.2f
acres each. A General Plan Amendment to Agricultural-Residential and a Rezone to a
residential zone that allows parcel sizes of 3t acres will also be required. The property is
currently zoned A-10 (Agriculture, 10-acre minimum parcel size), with a General Plan
designation of Orchard and Field Crops. A project description and map are enclosed.
The purpose of the meeting is to inform the applicant of local or state requirements that
may apply to their project. This allows the applicant to incorporate those requirements
into the design of the project when the actual application is made. The applicants and/or
their representative will be present to answer questions and receive comments.
The pre-application conference will be held in the Department of Development Services
Conference Room A, located at 7 County Center Drive, Oroville, on January 12, 2005, at
1:00 p.m. 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 date. Comments may be sent to the above address or faxed to (530)
538-7785, attention Steve Betts, prior to the-meeting date. E-mailed comments can be
sent to sbetts@buttecounty.net. Should you have any questions please contact me at
(530) 538-7153.
Sincerely,
Stephen Betts
Senior Planner
Enclosures
cc: IDR Committee
Butte County Air Quality Management District
California Department of Fish and Game
California Regional Water Quality Control Board (Redding)
Caltrans
Durham Unified School District .
Butte County Department of Development ServicesO�OTTFO
YVONNE CHRISTOPHER,DIRECTOR
0 0
7 County Center Drive o 0
Oroville,CA 95965 c o
(530)538-7601 Telephone
(530)538.7785 Facsimile CD Nay
ADMINISTRATION*BUILDING*GIS*PLANNING
December 16, 2004
Michael and Jane Rabo
935 Jones Avenue
Durham, CA 95938
Re: Pre-Development Review for Michael and Jane Rabo, APN 040-180-047 &048,
File#PRED 05-04
Dear Mr. and Mrs. Rabo:
This letter is to inform you that a pre-application conference has been scheduled for
January 12, 2005, at 1:00 p.m. in the Department of Development Services Conference
Room A, 7 County Center Drive, Oroville. Your attendance at this meeting is requested.
Should you have any questions or need any additional information, please feel free to call
me at (530) 538-7153, between the hours of 7:30 a.m. and 4:00 p.m., Monday through
Friday. I-can also be reached viaa-mail at sbetts_,buttecounty.net.
Sincerely,
Stephen Betts
Senior Planner
cc: Timothy Wood, The Engineering Group
LEAD IN SHEET
FILE NO: PRED 05-04
APN: 040-180-047, 048
APPLICANT: Michael Rabo
935 Jones Avenue
Durham, CA 95938
OWNER: Michael Rabo
REPRESENTATIVE: Timothy Wood, The Engineering Group
REQUEST: Pre-Development Conference to divide two parcels totaling 12.7 acres into four
parcels of 3.2 +/- acres each. A General Plan Amendment to Agricultural Residential and a
Rezone to a residential zone that allows parcel sizes of 3 +/- acres is being considered by the
applicant.
LOCATION: at 935 Jones Avenue, Durham
SIZE: 12.7 acres
SUPERVISORIAL DISTRICT#4
EXISTING ZONING: A-10, (Agricultural, 10-acre parcels)
GENERAL PLAN DESIGNATION: OFC (Orchard&Field Crops)
ZONING HISTORY:
SURROUNDING ZONING:
SURROUNDING LAND USE:
SITE HISTORY:
APPLICABLE REGULATIONS:
ASSIGNED PLANNER: Stephen Betts
Date Application Received: 12/10/2004
Date Project Assigned: 12/13/2004
IDR Date: 1/12/2005
30-D4y Complete: N/A
Tentative Hearing Date: N/A
1
.J
"DRAFT"LEAD IN SHEET
FILENO: �12e D 0S'-0g AP# oq0 — /Sd-N7. 0'(�
APPLICANT: �--
OWNER: S Q
REPRESENTATIVE:
PROPOSED REQUEST: (to be lied out by person t ng in application)
FINAL REQUEST: (to be filled out by roject planner)
rem +Wo Data,
3 . 2
a e-,bcde-AActl i� a 12 c.�v\� Act c e.s i e ( e.
SIZE: 6Z 7 a a-tt-S
LOCATION: 5 f/ti �q 3
SUPERVISORIAL DISTRICT# EXISTING ZONING: _l�
GENERAL PLAN DESIGNATION: 6 t
iL
ASSIGNED PLANNER: � 5 PLANNER'S INITLMS
Date Application Received 4 0/0`f
Date Prooect Assigned /a�I a' A q
IDR Date
30 Day Complete
Tentative Hearinji Date
KAPlanningTonnsTead In Sheet.doc
N
s
COMMENT DISTRIBUTION LIST
County Offices and Cities:
Chief Administrative Officer X Develop.Services Director X Public Works Director
X Environmental Health X Assessor X Building Manager
Sheriff CAG _ALUC
X LAFCo YAir Quality Mgmt. _Butte Co.Farm Bureau
_Biggs _Gridley _Chico
_Oroville _Paradise Chico Airport Commission
Information Systems Dept. _Animal Control X Agricultural Commission
X County Counsel
Irrigation District:
_Butte Water —Biggs/W.Gridley Water _Durham Irrigation
_South Feather Water&Power Agency _Paradise Irrigation _Richvale Irrigation
—Table Mountain Irrigation _Thermalito Irrigation District _Other
Domestic Water
_Butte Water District _California Water Service Co. _Del Oro Water Co.
OWID _Thermalito Irrigation District _Other
Sewer
_Butte Water District _Themalito Irrigation _Sterling City Sewer Main
_Skansen Subdivision(CSA 21) _L.O.A.PUD
Fire Protection
X California Department of Forestry _EI Medio Fire Protection District
Recreation Districts
_Chico Area Recreation Durham Area Recreation _Feather River Rec.&Park
Paradise Recreation&Park Richvale Recreation &Parks
Utilities
PG&E _Chambers Cable TV _SBC
Viacom Cable TV
State Agencies
CalTrans(Traffic) _Dept.of Water Resources Dept.of Fish and Game
Forestry(Attn:Craig Carter) _Dept of Parks and Rec. _Highway Patrol
CA Reg.Water Quality Control Board _Caltrans,Aeronautics Program _Office of Governmental&Env.Relations
_Department of Conservation _Office of Mining Reclamation
—Dept.Social Services,Comm.Care Licensing
Federal Agencies
_US Forest Service _US Bureau of Land Management _US Fish&Wildlife Service
Army Corps of Engineers _National Marine Fisheries Service
Other Districts,Agencies,Committees,etc.
_Lime Saddle Dist _Community Association School Districts
_Drainage _Butte Env.l Council v {� ` I
_Reclamation _Cal Native Plant Society /� iJl1 C� V Vy� A� 4i4�
_Butte Co.Mining Committee _Forest Ranch Community Assoc.
_Paradise Pines Com. Assoc. _Butte Creek Watershed Conservancy
_Mosquito Abatement District.
K:\Planning\Forms\DISTR.wpd
TIDE ENGINEERING GROP
ECO Hydraulics,Development Engineering and Surveying
i
BUTTE COUNTY DEPARMENT OF DEVELOPMENT SERVICES
PRE-DEVELOPMENT CONFERENCE
Project Description
The purpose of this project will be to merge two lots A.P.N. 040-018-048 and A.P.N.
040-018-047,and then split the merged lot into four separate lots by requesting a zoning
change and general plan amendment.
Environmental Setting
The project currently resides on two separate parcels,A.P.N. 040-018-048 and A.P.N.
040-018-047. The General Plan states the area is Orchard Field Crop designation. The
Zoning for the Area is A-10. Lot A.P.N. 040-018-048 currently consists of open fields
and native grasses. Historically there was an almond orchard,which was removed. There
are three structures on the property including one trailer,one shop and one residential
house. Lot A.P.N. 040-018-047 consists of an almond orchard on half of the property and
native grasses on the remainder of the property,with no existing structures.
The surrounding properties could be described as follows. To the north there is an open
field with no houses. To the East there are three large lots between 0.5 to 9 acres; with a
single family residence on each lot. To the South there is a 5 acre parcel with one single
family residence. To the West lies.Highway 99E.
I
I
3
it
1250 East Ave.Suite 10
Chico,CA 95926
Tel(530)566-0409 Fax(530)899-0943
Email:jelt rg oth(a�theengineering oup.us
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"I :THE ENGINEERING GROUP FAX NO. :5308990943 Dec. 13 2004 05:19PM P2
THE ENGINEERING GROUP, INC.
ECA Hydraulics,Development Engineering and Surveying
TRANSMITTAL
December 10,2004
Butte County
Department of Developmental Services
Attn: Dan Breeden
7 County Center Dr.
Oroville, CA 95965
Subject- Pre-Development Conference
Regarding: Assessor's Pard!Numbers: 040-180-047,040-180.046
Location: 9535 Jones Avenue,&9487 Jones Avenue
n..Ak: •iso.-. ie.'i ; .i :;r;
TEG J/N: 13015
Dear Planner.
This is a request for a Pre-Development meeting to discuss the rezoning and of said property
belonging to!\tike and Jane Rabo. The subject property is located near Durham.. It can be
noted that said project also lies within the Durham Dayton Nelson Genreal Pian and is well
within the'Low Density Residentiar Zoning area,which plans for densities ranging between l-
and 6 units per acre.
Accompanying this transmittal,you will find the following items:
I. Pre-development conference Application
2. Environmental Information Sheet and Project Information Sheet
3. Butte County Zoning District Map#8D
4. 20 Copies of the Pre-Development Conference Plat
S. Copy of the Durham-Dayton-Nelson Planning Area Map for this Area
6. Check#1641 in the Amount of$1576 to Cover Associated Fees
Please let me know if any other information is required. If you have any questions,please do
not hesitate to contact me.
Sincerely,
Amber Pierce, E.I.T.
Project Coordinator
The Engineering Group,Inc.
Ce: Mike and Jane Rabo
1250 East Ave.Suite 10
Chico,CA 95926
Tel(530)899-0409 Fax(530)899-0943
AVaima\land Projects 2004\1305-RABO\Cotn:spondance\1305-TRANS-BCpm-&v.doc
12/132004
:THE ENGINEERING GROUP FAX N0. :530B990943 Dec. 13 2004 05:18PM P1
THE ENGINEERING GROUP , INC
FAX TRANSMITTAL SHEET
'I-() PROM:
lana Adler Ambet Pierce
COMPANY: DATE:
Butte County Plarming 12-13-04
FAX NUMBER: TCYI'Al.NO.OF PAC:PS INCLUDING CUVLR:
538-7785 2
P?[ON Ft NUMRgR: Rt:
538-6706 Ralm Pre-Development Conference
❑URGENT X I-OR RLY11-w D PLEASE COMMENT ❑PLEASE.RIiPI.Y [J PIZASE RECYCI.I-:
Dear
1�lana,
Please find the attached cover letter for the above mentioned Pre-Development Confemence
Application. Note that die addresses have bow tevim-A pex the clients recamomendatirm-
711ank you,
Amber Pierce
Project Coordinator
1250 PAST AVWNIIP., SUITE Ill
CHICO. CA 95726
PHUNC:510 999.0409 PAX:SAO-849-0948
THE ENGINEERING GROW.
ECO Hydraulics,Development Engineering and Surveying
TRANSNUTTAL
----------------------------------------
December 10, 2004
Butte County
Department of Developmental Services
Attn: Dan Breeden
7 County Center Dr.
Oroville, CA 95965
Subject: Pre-Development Conference
Regarding: Assessor's Parcel Numbers: 040-180-047, 040-180-048
Location: 9635 Jones Avenue, &9451 Jones Avenue
•TEG J/N: 1305
Dear Planner:
This is a request for a Pre-Development meeting to discuss the rezoning and of said property
belonging to Mike and Jane Rabo: The subject property is located near Durham. It can be
•noted that said project also lies within the Durham Dayton Nelson Genreal Plan and is well
within the"Low Density Residential"Zoning area, which plans for densities ranging between l-
and 6 units per acre.
Accompanying this transmittal, you will find the following items:
• 1. Pre-development conference Application
2. Environmental Information Sheet and Project Information Sheet
3. Butte County Zoning District Map #81)
4. 20 Copies of the Pre-Development Conference Plat
` 5. Copy of the Durham-Dayton-Nelson Planning Area Map for this Area
6. Check #1641 in the Amount of$1576 to Cover Associated Fees
Please let me know if any other information is required. If you have any questions, please do
not hesitate to contact me.
• Sincerely,
Amber Pierce, E.I.T.
Project Coordinator
The Engineering Group, Inc.
Cc: Mike and Jane Rabo
1250 East Ave. Suite 10
Chico,CA 95926
Tel(530)899-0409 Fax(530)899-0943
C:\Land Projects 2004\1305 Rabo\1305-TRANS-BCpre-dev.doc
12/10/2004
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/ CHICO N O T E S
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SOUP.CES:
�y 6�E COUNTY PLANNING DEPARTN�NT. BUTTE COUNTY
r < GENERAL PLAN LAND USE W. OC108ER. 1979.
000A° : [TWAT 'D TTE COUNTY PLANNING DEPARTNENI. CHICO AREA LAND
O oho o0Ao r �♦♦♦ USE PIAN. AUGUST. 1982.
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