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HomeMy WebLinkAbout007-010-037iE+BUTTE, COU5, N---* AIRPORT LAND AE COMMISSION + • epa ent of DevelopmentServices • 7 CountyCenter Drive, Oroville, • 0 t. TO: Honorable Chair and Planning Commission FROM: Stephen Lucas, Planner DATE: April 8,1996 ITEM: A request by the Butte County Planning Commission for an airport compatibility determination of a Use Permit request for Chico -Cal Soccer Club on APN 007-010-037 & 007420-053 to allow a five field soccer complex located on the north side of Sycamore Drive immediately adjacent to SR 99 approximately 1.5 miles from the Chico Municipal Airport. FOR: Planning Commission Meeting of April 11, 1996. SUMMARY: The Butte County Planning Commission held a public hearing on this item on March 28, 1996. The Commission continued the item open until April 11, 1996 so as to allow the Butte County Airport Land Use Commission an opportunity to evaluate the compatibility of the requested soccer complex with the operations of the Chico Municipal Airport. The ALUC discussed this project at its April 3, 1996' meeting. Considering the land is designated for R-1 single family uses with densities of 1 to 6 units per acre, the proposed facilities will present much less of a hazard to airport operations than a residential subdivision. The ALUC concluded the proposed use is not incompatible with the current land use plan for the airport and will not significantly impact operations of the Chico Municipal Airport with the addition of conditions listed below. RECOMMENDATION: The Butte County Airport Land Use Commission finds that the proposed soccer facility is not located within the boundaries of, or incompatible with, the currently adopted Chico Municipal Airport Environs Plan. The ALUC further recommends the following conditions be added to the use permit approval: 1. The owner of the property shall sign an avigation easement for all parcels. 2. Lighting of the facilities shall be kept to a minimum and all lighting shall be installed so that all light is directed entirely on-site. 3. Any expansion of the use that requires a use permit or that significantly alters the use as proposed shall be submitted to ALUC for review and approval. • Butte County • Airport Land Use Commission i +BZ.TTTE C®1UW'1CY ARPORT LAND USEOOMMISSION + •Department of Development Services • 7 County Center Onve, Ciroville, CA 95965 • ( • AGENDA ITEM - Vl. A TO: Honorable Chair and Airport Land Use Commission FROM: BarryK. Hogan, Planning Manager BY: Stephen Lucas, Planner DATE: April 3, 1996 ITEM: A request by the Butte County Planning Commission for an airport compatibility determination of a Use Permit request for Chico -Cal Soccer Club on APN 007-010-037 & 007-420-053 to allow a five field soccer complex located on the north side of Sycamore Drive immediately adjacent to SR 99 approximately 1.5 miles from the Chico Municipal Airport. FOR: Airport Land Use Commission Meeting of April 3, 1996. SUMMARY: The Butte County Planning Commission held a public hearing on this item on March 28, 1996. The Commission continued the item open until April 11, 1996 so as to allow the Butte County Airport Land Use Commission an opportunity to evaluate the compatibility of the requested soccer complex with the operations of the Chico Municipal Airport. ANALYSIS: The above request was circulated to the Airport Land,Use Commission staff for comment as part of the routine request for comments. Staff reviewed the request pursuant to the currently adopted Chico Municipal Airport Environs Plan. A determination was made that the project site was not located within the Chico Municipal Airport Study Area or within the critical noise sensitivity areas as depicted in Figure CIC -6. Based on this data, staff informed the Planning Division that the project was found to be compatible with the adopted Airport Plan.. The project site is also located in the North Chico Specific Plan (NCSP) area and the NCSP R-1, Residential zoning. The project is considered by the Planning Division to be a quasi -public use which pursuant to the R-1 zoning requires a conditional use permit. The NCSP does indicate on page 8-11, that the Butte County Zoning Ordinance, as it relates to Use Permits shall apply to all development within the NCSP area involving land uses that are required to obtain conditional approval. Given such language, discretionary land use approvals would not be governed by previous actions taken by ALUC or those actions by the County with respect to the adoption of the NCSP. This discretionary authority does afford the ALUC an opportunity to review projects in the NCSP area for consistency with the Chico Municipal Airport Environs Plan, however, as stated above, the airport plan area does not include the soccer site. R has been suggested by ALUC Commissioners in the past that the adopted Chico Municipal Airport Environs Plan is outdated and that the Caltrans Airport Land Use Planning Handbook guidelines be utilized when reviewing projects in this area. While the guidelines may offer a more critical review of land uses than the current airport plan, the ALUC is only authorized to implement the airport plan as it is adopted. If the Commission would like to take additional action on this project it would be limited to a recommendation to the Planning Commission that although the project is not incompatible with the currently adopted Chico Municipal Airport Environs Plan, the ALUC does have population density concerns with the proposed use. This recommendation would only be advisory and would not require any overriding findings to dismiss. RECOMMENDATION: Staff recommends that the Butte County Airport Land Use Commission find that the proposed soccer facility is not located within the boundaries of, or incompatible with, the currently adopted Chico Municipal Airport Environs Plan. k: A L U C /a p r3-96. mtg/socce r. rpt • Butte County • Airport Land Use Commission • AGENDA ITEM AGENDA REPORT TO: Honorable Chair and Planning Commission FROM: Barry K. Hogan, Planning Manager BY: Stephen Betts, Assistant Planner DATE: March 18, 1996 REQUEST: Use Permit for Chico Cal Soccer Club on APN 007-010-037 and 007-420-053 (UP 96-06): A request for a Use Permit to allow a five -field soccer complex located on the north side of Sycamore Drive, and adjacent to Hwy. 99, Chico. The property is zoned R-1 (Low Density Residential). This project is located in Supervisorial District 5. RELATED ITEMS: North Chico Specific Plan FOR: Planning Commission Meeting of March 28, 1996 SUMMARY: This application is for a Use Permit to allow a 20 -acre soccer complex. The soccer complex will consist of five soccer fields, a warm-up field, a 160 space parking lot, picnic areas, a children's play area, and a temporary overflow parking lot. The project site is located in the North Chico Specific Plan (NCSP) and is in a R-1 zone, which requires a use permit for quasi -public uses. Staff recommends approval with conditions and findings contained in this report. PROJECT CHARACTERISTICS: This project is for a Use Permit to allow a five -field soccer complex on 20 acres of land located at the west end of Sycamore Drive, adjacent to Hwy. 99. The project site is located on two parcels with a total of 51 acres, but the soccer complex will only cover 20 acres of the project site. One residential dwelling unit with accessory buildings is located on one of the parcels. A trucking company is also operated out of this residence. The only access to the project site is from Sycamore Drive. Highway 99 and a Shasta Union Drainage District ditch make up the west boundary of the project site. The northern boundary of thea project site is the levee of Mud and Sycamore Creeks. The project site is currently in agricultural production. Several wells are located on the project site. The site is zoned R-1 (1.1 to 4 dwelling units per acre), and is designated'6y the North Chico Specific Plan as Low Density Residential (1 to 6 dwelling units per acre). Surrounding parcels are zoned R-1 and OS (Open Space), and have a Specific Plan designation of Low Density Residential and Agricultural -Residential. Surrounding parcels range in size from .78 acres to 48 acres, with the predominate size being 1 -acre. The surrounding. land use is suburban residential, agricultural, and open space. The soccer complex will not be open to the general public for use. All games and practice times will be managed by the Chico -Cal Soccer Club. A mobile concession stand will be used on Saturdays. Maximum use of the soccer complex will occur on Saturdays. Scheduled games will be played at the soccer complex during two soccer seasons: March through May, and September through November. ANALYSIS: The proposed soccer complex will significantly alter the land use of the area. The proposed use raises a number of issues and concerns that must be addressed in order to accurately assess the project. These issues/concerns are land use, road and traffic impacts, noise and night lighting, seasons and hours of operation parking, water runoff, safety, sanitary facilities, and other concerns. Land Use The project site is zoned R-1 (Low Density Residential, 1.1 to 4 dwelling units per acres) and is located within the North Chico Specific Plan area. The proposed use is considered a quasi -public use, per Butte County Code 24-305.450. This ordinance states that a quasi -public use is "A use operated by a private non-profit educational, religious, recreational, charitable, fraternal, or medical institution, association or organization, said use having the purpose primarily of serving the general public, and including, but not limited to, such uses as churches, private schools, universities, community youth and senior citizen recreational facilities... and the like." Quasi -public uses located in a ■ Butte County Department of Development Services ■ Planning Division ■ • R-1 zone require a use permit. AGENDA ITEM The proposal could mean the loss of 20 acres of land for low-density residential use. At four dwelling units per acre, this amounts to approximately 80 single-family houses. The NCSP estimates that there will be approximately 1,154 new homes built in R-1 zones in the plan area. The loss of 80 homes due to this proposal amounts to 7% of the new homes that could be built in the NCSP area. The loss of these homes, while not significant, will represent an incremental loss of homesites available. Homesites may have to be developed elsewhere in the Chico to make up for the loss of homesites due to the soccer complex. The loss of the 80 potential homesites may result in higher per unit fees for other homes built in the NCSP area. The fees collected from new homes in the Specific Plan area will go to pay for new infrastructure, such as roads, water and sewer systems, new schools, or to improve the existing infrastructure. However, the loss of the 80 homes will mean that less fees are collected, rasing the per unit fees for all the -other new homes built in the NCSP area. This will result in higher home prices in the NCSP area. Future uses such as this should be carefully considered to assure stability in the financing program of the NCSP. The Cal -Chico Soccer Club is leasing the 20 acres of land with an option to buy, and also has an option to lease the remaining 30 acres. The soccer complex may not be a permanent use and at some time in the future could convert to residential use. The adjacent 30± acres is planned to remain in agricultural production or open space. This 30± acre portion could be developed with residential dwellings at R-1 densities at some time in the future. Any development of the remaining 30± acres of agricultural land on APN 007-010-037 may require that a Use Permit be obtained, depending on the proposed use, or that a parcel or subdivision map be obtained. Noise and Night Lighting Noise generated by participants and spectators on the soccer complex and by the vehicle traffic on Sycamore Drive will not be significant enough to warrant mitigations. The nearest residence is adjacent to the south side of the project site. A trucking company is also run out of this residence. Other nearby residences are located across Sycamore -Drive. The most intense noise generated by participants and spectators and by vehicle traffic will occur only on Saturdays, during non -sleeping hours. As a condition of this project no amplified sound in the soccer complex will be permitted at any time in order to prevent noise from annoying people in the neighborhood. The project site is located adjacent to Highway 99. Noise generated by vehicles on Highway can be heard throughout the project area. The noise generated by vehicles on Highway 99 will help drown out the noise generated by the soccer complex use. The applicant has stated that night games will not be played at the soccer complex, so night lighting of the playing fields will not be required. In order to prevent night lighting, a condition of this project will prohibit night lighting of the playing fields. Security lighting may be installed, but a condition of this project will require all security lighting to be full - cutoff devices, and be downward directed, 90 degrees from horizontal. This will help prevent stray light from leaving the project site, and thereby reduce lighting impacts to nearby residences and Highway 99. Seasons and Hours of Operation There are two soccer seasons: September through November, and March through May. This is when the soccer complex will see its heaviest use. At other times of the year the soccer complex will only be used for practice. Maximum use will occur on Saturdays, from 8:30 a.m. to 5:30 p.m. This is when the youth leagues will play. An adult soccer league will use the soccer complex on Sunday afternoons. There are only four teams in the adult league so .."usage of1hesoccer complex will be minimal on Sundays. The soccer complex'Will be used during the weekdays for team practice, but only after school hours and before night fall (3:30 p.m. to 6:00 p.m.). Road and Traffic Impacts The main impact that the proposed soccer complex will have will be road and traffic impacts. At maximum use the soccer complex may generate'enough vehicle traffic that significant impacts will occur to Sycamore Drive, and possibly to the intersections of Sycamore Drive/Hicks Lane, and Eaton Road/Hicks Lane. None of these intersections have signal lights, but stops signs are located on Sycamore Drive at Hicks Lane, on Hicks Lane at Eaton Road, and at the ■ Butte County Department of Development Services ■ Planning Division ■ 2 • end of the Highway 99/Eaton Road off -ramp. The increased use of Sycamore Drive will be significant. Sycamore Drive is a very narrow, rural road, approximately .5 miles in length. Currently, Sycamore Drive has very little traffic on it, as only 15 homes are located along it. A small trucking company is also located near the end of Sycamore Drive. The trucking company, MGM Trucking, does not normally operate on the weekends, but there could be an occasional truck using Sycamore Drive on Saturdays. The traffic generated by -the proposed project, which will be approximately 600 vehicle trips, will reduce the safety of vehicle traffic on Sycamore Drive. As a condition of this project, the applicant will be required to improve Sycamore Drive to County Standard RS -36. The improvement will ensure that Sycamore Drive can safely handle the traffic generated by the soccer complex. At maximum use, the soccer complex could generate up to 1,200 vehicle trips (600 in, 600 out) over a nine -hour period. The applicant supplied the Planning Division with a document that showed that up to 20 games could be played in one day- on the soccer complex. Approximately 40 teams (600 players) .are required to play 20 games. If each player arrived in a separate vehicle, the 1,200 vehicle trips estimate would be a maximum estimate. However, the applicant has provided a schedule from the last soccer season. This schedule shows that an average of ten games were played on Saturdays. Of the 20 teams that play on an average Saturday, approximately eight of them were not from the Chico area. The applicant has stated that they have no intention of adding more teams to their soccer club and that the schedule for the proposed soccer complex will be similar to past schedules. As a mitigation for this project the number of soccer teams in the Chico -Cal Soccer Club shall not be greater than 17 until such time as improvements to the intersection of Eaton Road and Hicks Lane, as stated in the North Chico Specific Plan, are accomplished. If only ten games are played at the soccer complex during a Saturday the vehicle trips generated will be far less then 1,200. If each player uses a single vehicle to get to the soccer complex, a total of 600 vehicle trips (300 in, 300 out) will be generated. In addition, approximately eight of those teams will be coming from out of town and would tend to carpool, thus reducing the amount of vehicle trips. These 600 trips would be spread out over a nine -hour period, from 8:30 a.m. to 5:30 p.m. This would be an average of 33 vehicle trips per hour coming in to the soccer complex and 33 vehicle trips per hour leaving the soccer complex. Carpooling, which would be expected from the out-of-town teams, will further reduce the amount of vehicle traffic. Spectators who arrive in separate vehicles from the soccer game players are not expected to generate significant amount of vehicle traffic. Most spectators will be parents of the players, and they will usually drive their children to the soccer complex. These vehicle trips are included in the 33 vehicles trips per hour average. The intersection of Hicks Lane and Sycamore Drive could be impacted by traffic generated by the soccer complex. There is no left turn lane on Hicks Lane for Sycamore Drive. There is sufficient room for vehicles traveling north on Hicks Lane to get around vehicles waiting to make a left turn onto Sycamore Drive. However, these vehicles would have to slow down to safely get around the vehicles waiting to make a left turn. Hicks Lane does not have a high volume of traffic, and vehicles wanting to make a left tum from Hicks Lane to Sycamore Drive should only have a very short wait, if any, to make the left tum. As a condition of this project the applicant must pay a pro -rata share for a left turn lane on Hicks Lane. It is expected that most vehicles leaving the project site will make a right turn onto Hicks. This should not result in any significant traffic backup due to the low traffic volumes on Hicks Lane. The intersection of Hicks Lane and Eaton Road, and the nearby Highway 99 offramp, could be significantly impacted by the traffic generated by the proposed soccer complex. Most of the vehicle traffic generated by the soccer complex will use the northbound Highway 99 off -ramp at Eaton Road. A stop sign is located at the end of the off -ramp. Vehicles heading to the soccer complex have to make a right turn at.the-end of the off -ramp, and then make an immediate left turn in order to get onto Hicks Lane. This is an awkward movement because the off -ramp and the intersection of Eaton and Hicks are located within approximately 100 ft. of each other. There is no left turn lane on Eaton Road for Hicks Lane, and there is only enough room between the off -ramp and Hicks Lane for two or three vehicles. There is sufficient room for vehicles to get around any vehicles that waiting to make a left turn onto Hicks Lane. A one-hour traffic count, in 15 -minute increments, was conducted by Staff at the intersections of Eaton/Hicks and Hicks/Sycamore on a Saturday during good weather. A total of 692 vehicles used the Eaton/Hicks intersection and ■ Butte County Department of Development Services ■ Planning Division ■ K n rthbound Hi hwa 99 on and off-ramduring the one hour count. Of these veh, 201 used the Highway 99 off - 0 9 Y ramp. Of these vehicles, 107 vehicles made a left turn onto Eaton, 58 vehicles made a right turn onto Eaton, and 36 vehicles made a right turn onto Eaton and then an immediate left turn onto Hicks. During the one hour count, no unusually long delays for vehicles on the off -ramp wanting to make a right tum onto Eaton were observed. The addition of approximately 33 vehicles per hour due to the soccer complex use may result in longer waits for vehicles wanting to make a right tum onto Eaton. However, the waiting time will not be unusually long and will not significantly degrade the level of service for the Eaton Road/Hicks Lane/Highway 99 on and off -ramps. A total of 82 vehicles made a right turn from Hicks Lane onto Eaton Road during the one hour traffic count. No unusually long waiting times were observed. The addition of approximately 33 more vehicles per hour due to the soccer complex may result in longer waiting times for vehicles wanting to make the right turn onto Eaton Road, especially if many vehicles leave the soccer complex at the same time. However, the waiting times will not be unusually long and will not significantly degrade the level of service for vehicles turning right from Hicks Lane onto Eaton Road. A vehicle count was not conducted on the southbound on-ramp on Highway 99 at Eaton Road. Vehicles leaving the soccer complex will use this on-ramp to get onto Highway 99. There is no left tum lane for vehicles on Eaton Road wanting to get onto the on-ramp, and traffic going straight on Eaton Road may not have enough room to get around vehicles waiting to make a left tum. This could lead to a temporary backup of vehicles if many cars are waiting to make the left tum to get onto Highway 99. However, the additional 33 vehicle trips per hour that the soccer complex ,generates in not expected to significantly impact the level of service for this intersection. The one hour traffic counts at the intersection of Hicks Lane and Sycamore Drive indicate that there will be minimal impacts to this intersection due to the soccer complex use. A total of 95 vehicles were counted using this intersection during the one hour count. No delays were observed. Because there is so little traffic on Hicks Lane, vehicles wanting to tum left from Hicks Lane onto Sycamore will have a very short wait time, if any. The same holds true for vehicles wanting to make a right turn from Sycamore Drive onto Hicks Lane. However, if many vehicles leave the soccer complex at the same time there will most likely be an extended waiting period for vehicles wanting to make the right turn. The North Chico Specific Plan, adopted by the Butte County Board of Supervisors in March, 1995, states that the intersection of Eaton Road and Hicks Lane will be realigned, and that Eaton Road and the Eaton Road Highway 99 overcrossing will be widened. The Plan also states that Hicks Lane will be restricted to right turns, only. The Plan does not state when these improvements will be accomplished. Parkin The applicant proposes a 160 -space gravel parking lot which will have access to Sycamore Drive through a 280 foot - long driveway. The applicant has also proposed a temporary overflow parking lot located between Sycamore Drive and the soccer complex. The parking lot is approximately 760 feet long, with a turn -around located at each end. This length of the parking lot necessities another vehicle turnaround, which should be located midway between the other two turnarounds. This will allow vehicles, especially emergency vehicles, easier access from the soccer complex. As a condition of this use permit, the applicant will either have to add another turnaround at the parking lot midpoint or move the south turnaround to the midpoint. As a condition of this project, a minimum of six (6) handicapped parking spaces will be required to be installed and maintained. These handicapped spaces shall be installed per California State Accessibility Standards. Water Runoff The site has soils that are not able to absorb much water. In addition, the project site has a high water table. The construction of the soccer complex should not increase water runoff because the playing fields will absorb and retain water better then the existing agricultural soils. However, the site will be leveled allowing the remaining water to run off more quickly which may affect drainage facilities in the area. Several drainage channels will drain water from the site into the Shasta Union Drainage District drainage ditch adjacent to Highway 99. As a mitigation of this project, the applicant will be required to provide a permanent solution to drainage for the project site. Fertilizer will be required in order to properly maintain the grass on the playing fields. Fertilizer -laden water could run a Butte County Department of Development Services ■ eianning uivisiun . 4 off of the site, causing nitrogen fixation in nearby waterways. This could lead to a * of oxygen in these waterways, which could significantly impact fish and other wildlife living in these waterways. However, fertilizer will be used mostly during the non -rainy seasons, when runoff is minimal. Any fertilizer runoff during the rainy season will be diluted to such an extent that significant environmental impacts will not occur. The fertilizer use will be less than that used by the current agricultural use. In addition, the fertilizer use on the soccer complex will be much less than that used by the potential residential use of the project site. Safety Injuries can be expected to occur at the soccer complex due to the action of the soccer games. Most of these injuries are expected to be minor and will not require emergency response. However, some injuries may require emergency response from fire personnel and/or paramedics. In order to allow for emergency notification, a pay phone shall be placed in a central location of the soccer complex. The phone will allow soccer complex users to notify emergency personnel in the case of a significant injury. Without a phone, emergency notification could be delayed. Highway 99 and a drainage ditch make up the west boundary of the project site. Both of these could be considered to be an attractive nuisance, especially to children. In order to prevent access by soccer complex users to Highway 99 and the drainage ditch, a fence should be installed to prevent access. As a condition of this project, the applicant will be required to install a fence at least six feet tall along the west boundary of the project site. Sanitary and Drinking Water Facilities The project has been reviewed by the Butte County Environmental Health Division and it was determined that the existing agricultural well located just east of the soccer complex is adequate for this use. Another well located to the south of the soccer complex will be used for watering the soccer fields. Several drinking fountains will be located on the project site, providing adequate water for users of the soccer complex. A minimum of two drinking fountains shall be installed under permit from the Butte County Environmental Health Department. Both drinking fountains will meet California State Accessibility Standards. The applicant has proposed that portable chemical toilets will be used. Due to the poor soil types and high water table on the site, septic systems are not recommended. The Butte County Environmental Health Department had stated that portable chemical toilets are acceptable. They stated that three toilets (3) shall be provided for each sex, for a total of six (6) portable toilets. In addition, one (1) additional portable chemical toilet shall be installed that meets California State Accessibility Standards. This portable toilet will ensure that handicapped people have access to restroom facilities. This portable toilet will be for either sex. Each portable chemical toilet shall be serviced according to Butte County Environmental Health Department standards. Other concerns Portions of the site are located in an area that has a high archaeological sensitivity due to the site's location next to Mud and Sycamore Creeks. All of the site has undergone plowing for agricultural purposes, so the chance of finding intact and undisturbed archaeological resources on or near the surface is very remote. However, grading activities and construction of drainage ditches may uncover archaeological resources. A mitigation to prevent the loss of any archaeological resources due to this project will require that all construction be halted should any archaeological resources be found and that the Butte County Planning Division be notified immediately. The applicant has indicated that a mobile concessionaire will sell food and drinks to soccer complex users. As a condition of this project, all food facilities at the soccer complex, including mobile facilities, shall be approved under permit by the Butte County Environmental Health Department. The plan of the soccer complex shows that the soccer complex will be landscaped with numerous trees. In order to ensure that these trees are planted, a condition of this project will require that the applicant install and maintain the landscaping as indicated on the plan that is on file with the Butte County Planning Division. ENVIRONMENTAL DOCUMENTATION: This application has been defined as a project under the California Environmental Quality Act (CEQA) and as such, is subject to the requirements of CEQA. An Initial Study has been prepared by County staff. Based upon a review of the Initial Study, staff has determined that the project impacts can ■ Butte County Department of Development Services ■ Planning Division ■ 5 f miti ation measures added as conditions ofroval for the project be fully mitigated with the addition o g la PUBLIC NOTICE AND COMMENTS: This application requires that a public hearing be advertised and held. Public notices were mailed to all property owners within a 300 foot radius of the subject property. As of the date of this report we have received no public comments. RECOMMENDATION: Staff recommends that the Planning Commission approve the application for the Chico-Cal Soccer Club on APNs 007-010-037 & 007-420-053, subject to the fallowing findings and conditions in the attached Exhibit "A." Attachments: A Project and Surrounding Area, B: Vicinity Map C: Site Plan D: Environmental Documentation EXHIBIT "A" ' USE PERMIT BUTTE COUNTY PLANNING COMMISSION DATE: (Certified Mail Rec.) UP 96-06 PERMIT NO. 007-010-037 & 007-420-053 ASSESSOR'S PARCEL NO. Pursuant to the provisions of the Zoning Ordinance,of the County of Butte and the special conditions set forth below: -The Chico -Cal Soccer Club is hereby granted a Use Permit in accordance with application filed: 11/14/94 to allow a five -field soccer complex on property zoned R-1, located at the end of Sycamore Drive, Chico. 1. Failure to comply with the conditions specified herein as the basis for approval of application and issuance of Permit, constitutes cause for the revocation of said permit in accordance with the procedures set forth in the Butte County Zoning Ordinance, including Butte County Code Sec. 24-62., 2. Unless otherwise provided for in a special condition to this use permit, all conditions must be completed by the Permittee within 24 months of the delivery of the 'countersigned permit to the Permittee. 3. If any use for which a use permit has been granted isnot established within two year of the date of receipt of the countersigned permit by the Permittee, the permit shall become null and void and reapplication and a new permit shall be required to establish the use. 4. The terms and conditions of this permit shall run with the land and shall be binding upon and be to the benefit of the heirs, legal representatives, successors, and assigns of the Permittee. Section 1: Environmental Findings. , A. An Initial Study was completed in compliance with the California Environmental Quality Act identifying potentially significant environmental effects that the project may have. Provisions and the. design of the project and the conditions added to the project will mitigate such effects to a level of insignificnce; and B. The Planning Commission has independently reviewed, analyzed, and considered the proposed Negative Declaration with mitigation measures prior to making its decision on the project, and the Negative Declaration • reflects the independent judgement of Butte County; and Section 2: Zoning Ordinance Findings. A. The proposed use of the property will not impair the integrity and character of the zone in which the land lies in that the R-1 zoning allows quasi -public uses as conditional uses; and B. The proposed use is consistent with the provisions of the North Chico Specific Plan; and C. The proposed use would not be unreasonably incompatible with, or injurious to, surrounding properties in that the project is conditioned to reduce associated impacts to a level of insignificance that are similar to existing conditions in the area; and ■ Butte County Department of Development Services ■ Planning Division is 7 D. The proposed use of the property would not be detrimental to the health, safety, and general welfare of the persons residing or working in the neighborhood, or to the general health, welfare and safety of the residents of the County in that the proposed use will be conditioned to reduce associated impacts to a level of insignificance. Section 3: Action ' A. Subject to the findings indicated in Sections 1 and 2 of this Permit and the conditions below, a Negative Declaration with mitigation measures is hereby adopted and the Use Permit approved for the Cal -Chico Soccer Club on APN 007-010-037 and 007-420-053 to allow a five -field soccer complex on property zoned R-1, located at the end of Sycamore Drive, Chico. B. Minor changes maybe approved administratively by the Directors of Environmental Health, Development` Services, or Public Works upon receipt of a substantiated written request by the applicant and only as to those conditions or requirements recommended by their respective departments. Prior to such approval, verification shall be made by each Department or Division that the modification is consistent with the application, fees paid, and environmental determination as conditionally approved. Changes deemed to be major or significant in nature shall require a formal application for amendment. Conditions: 1. Prior to issuance of this Use Permit 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. (MM) . 2. All security lighting devices shall be full -cutoff light fixtures and shall be downward directed, 90 degrees from horizontal. (MM) 3. The number of soccer teams in the Chico -Cal Soccer Club shall not be greater than 17 until such time as improvements to the intersection of Eaton Road and Hicks Lane, as stated in the North Chico Specific Plan, are accomplished. (MM) 4. The applicant shall have contracted garbage pickup services for the soccer complex. (MM) 5. A chain link fence at least 6 feet tall and running the length of the project site's west boundary .shall be installed. Signs. shall be placed on this fence at regular intervals that state entry to the drainage ditch and Highway 99 is prohibited. (MM) 6. Should any historic or prehistoric sites, features, artifacts, or human skeletal remains be discovered during project development, activity -shall cease until a qualified professional archaeologist has been consulted to assess the archeological or historic significance. . The Planning Division shall also be provided the archaeologists findings and provide clearance before work can continue. (MM)' 7. Install and maintain six (6) handicapped parking spaces per California State Accessibility Standards. . 8. Improve the full length of Sycamore Drive to County Standard RS -36. 9. Night lighting of the soccer fields is prohibited. 10. No amplified sound will be allowed at any time. 11. Pay a pro -rate share for a left turn pocket on Hicks Lane at Sycamore Drive. i in Butte County Department of Development Services ■ Planning Division ■ 8 1 12. Install and maintain a minimum of two (2) drinking fountains under permit from the Butte County Environmental Health Department. Drinking fountains shall be. constructed per California State Accessibility , Standards. 13. Install and maintain a minimum of seven (7) portable chemical toilets. Three (3) will be marked for female use, and three (3) marked for male use. One (1) unisex portable chemical toilet shall be accessible to handicapped users per California State Accessibility Standards. The portable chemical toilets shall be serviced according to Butte County Environmental Health Department standards. 14. Install a vehicle turnaround in the center of the parking lot 15. Install and maintain landscaping as shown on the plans of the soccer complex that are on file in the Butte County Planning Division 16. All food facilities shall be approved under permit from the Butte County Environmental Health Department. 17. Install and maintain a pay telephone at a central location on the soccer complex. 18. This Use Permit is approved subject to the plans on file in the Butte County Planning Division. 19. Applicant shall comply with all other applicable state and local ordinances, statutes and regulations. ! hereby declare under penalty of perjury that I have read the foregoing conditions, that they are in fact the conditions which were imposed upon the granting of this use permit, and that 1 agree to abide fully by said conditions. Date Applicant t NOTE: Issuance of this Use Permit does not waive requirement of obtaining Building and Health Department permits before starting construction, nor does it waive any other requirements. Butte County Planning. Commissioner Chairman CC: Land Development Division ' Building -Division Health Department Department of Forestry. 3 ■ Butte County Department of Development Services ■ Planning Division ■ 9 ommm m