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Home My WebLink About031-253-046+IE$UTT E COUNTY AIRPORT LAND USE COMMISSION + • 7 County Center Drive, Oroville, CA 95965 • (530) 538-7601 FAX (530) 538-7785 • TO: Butte County Planning Division . FROM: Butte County Airport Land Use Commission SUBJECT: NOTICE OF PUBLIC MEETING FINDINGS AND/OR COMMENTS: ALUC File No A99-08 (Butte County Use Permit UP99-21 - First United Pentecostal Church) on APN 031-253-046• A request for consistency findings for a proposed 14,400 square foot church, 900 square foot shop building and caretaker's residence. The 4.65 acre site is located on the west side of 10' Street between Grand and =T4 x Thermalito Avenues in the Thermalito area. DATE NOTICE MAILED: August 19, 1999 This is your official notice that the Airport Land Use Commission held a public meeting on August 18, 1999 and approved the findings and/or materials attached as Exhibits A and Al. If you have any further questions or desire additional information, please call Laura Webster, of the ALUC staff, at (916) 533-1131. The project file maybe reviewed at the Department of Development Services, 7 County Center Drive, Oroville, California. • Butte County • Airport Land Use Commission • 1 Planning Division AUG 1 91999 tkaville, Califomia i +BUTTE COUNTY AIRPORT LAND USE COMMISSION + • 7 County Center Drive, Oroville, CA 95965 • (530) 538-7601 FAX (530) 538-7785 • Planning Divfft EXHIBIT A AU61 9 X99 BUTTE COUNTY AIRPORT LAND USE COMMISSION CONSISTENCY FINDINGS FOR: OW19o, Califomia A99-08 (Butte County UP99-21 - First United Pentecostal Church) on APN 031-253-046 The Airport Land Use Commission has prepared the following findings based upon data contained within the 1985 Oroville Airport Comprehensive Land Use Plan. This data, in turn is based upon the findings of a number of studies, documents and reports generated by individuals, firms and agencies recognized as having expertise in the field of Airport Land Use Planning and land use compatibility. (See Exhibit A1, List of References). The following findings have been prepared at the direction of the ALUC and are for the consideration of the County of Butte (local agency) when making a decision on the project. Section L ENVIRONMENTAL FINDINGS A. No environmental documentation was submitted at the time of review. Section 2: PROJECT CONSISTENCY FINDINGS A. Chapter 3 of the 1993 Airport Land Use Planning Handbook identifies- four functional categories that address airport' land use compatibility concerns. These include: Land Use Compatibility/Overflight Protection, . Safety, Airspace Protection and Noise. The applicant's proposal has been'found to be consistent with protection measures, in the 1985 Oroville Airport Comprehensive Land Use Plan designed to address all four categories: Land Use Compatibility/Overflight Protection . 1. According to Butte County Building Department estimates the proposed facility could theoretically result in a concentration of 183 to 237 persons per acre depending upon whether or not fixed seating (pews) or folding chairs are utilized. This figure would only be achieved during services or special events and not occur on a daily basis. The typical number of persons regularly occupying the site will be much lower. Since the property is located within close proximity to the Traffic Pattern Zone, a potential concentration which exceeds 150 persons per acre is of concern. Therefore, the Airport Land Use Commission is recommending occupancy limitations as noted in Section 3. • Butte County • Airport Land Use Commission • Safety 2. Accident scatter information is presented within Chapters 8 and 9 of the 1993 Airport Land Use Planning Handbook. Figure 8C on page 8-10 of the Handbook shows accident location data collected by Hodges and Shutt for 14 general aviation airports. The figure indicates that the highest concentration of both departure and arrival related aircraft accidents takes place within the Runway Protection Zone and Approach Surface. Exhibit 8F on page 8-32 of the Handbook shows accident sites for runways of 6,000 feet or more in length. This information is also based upon data collected by Hodges and Shutt. Again, a majority of departure and arrival related accidents are shown to be concentrated off the ends of the runway, and on either side of the runway. Most of the accident sites are located at distances less than 10,000 feet from the end of the runway. Figure 9E on page 9-13 of the Airport Land Use Planning Handbook is based upon accident scatter data collected by the University of California Berkeley, Institute of Transportation Studies (1993) and demonstrates similar findings. The project site is located approximately 11,000 feet north and east of the north end of runway 1-19. Based upon the data described above, the site is not considered to have an elevated likelihood for aircraft related accidents. Airspace Protection 3. The project site is located within the Conical Surface for the Oroville Municipal Airport. The height of the Conical Surface at the proposed building site is estimated to be 390 feet above Mean Sea Level (MSL). According to USGS topographic information, the elevation of the property is approximately 225 feet MSL: The Butte County Zoning Code does not specify a height limitation for structures within the AR district. However, the site plan information indicates a single story structure. The maximum potential project elevation is estimated to be 260 feet MSL. Therefore, the project will not result in the penetration r{ , any Far Part 77 Surfaces. Nose y 4. The project site is located outside of the projected (year 2000)' 55 dB CNEL contour shown in Exhibit 1 of the 1985 Oroville Comprehensive Land Use Plan. The site is also located outside of the projected (year 2010) 55 dB CNEL contour shown on plates 7 and 9 in the 1990 Master Plan for the Oroville Municipal Airport. Appendices 7 and 8 of the Environmental Impact Report for the 1985 Oroville Airport Comprehensive Land Use, Plan indicate that churches are normally acceptable in areas exposed to up to 60 dB CNEL. • Butte County • Airport Land Use Commission • 2 t Section 3: RECOMMENDED CONDITIONS A. Although the project has been found to be consistent with the 1985 Oroville Airport Comprehensive Land Use Plan, the following conditions are recommended by the ALUC to further improve the compatibility of the project with airport operations: 1) Maximum occupancy of the facility shall be limited to 700 persons (150 persons per acre). 2) The property owner shall record an avigation easement that will run with the land notifying future property owners, heirs and assigns of the Oroville Municipal Airport's right of continued use of the airspace above the project parcel and acknowledging any and all existing or potential airport operational impacts. 3) All project lighting shall be directed within the project site and shielded to prevent adverse impacts on adjacent properties and aircraft flight activities. 4) Building and roofing materials shall be selected which donot create significant reflection or glare. • Butte County • Airport Land Use Commission • 3 ►}-181[JPI["'I["IE COUNTY AIRPORT LAND USE COMMISSION + •'7 County Center Drive, Oroville, CA 95965 • (530) 538-7601 FAX (530) 538-7785 • i EXHIBIT Al 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: P & D Aviation - Prepared 1992 Airport Facilities and Land Use Manual (Map of FAR Part 77 yNty Surfaces). Caltrans Division of Aeronautics - 1993 Airport Land Use Planning Handbook. University of California Berkeley, Institute of Transportation Studies (1993) - Prepared accident scatter data presented in Figure 9E on page 9-13 of the 1993 Airport Land Use Planning Handbook. Hodges and Shutt - Prepared accident scatter data presented in Chapter 8 of the 1993 Airport Land Use Planning Handbook. Butte County • Airport Land Use Commission • 4 t BUTTE COUNTY AIRPORT LAND USIPCOMMISSION ■ 7 County Center Drive, Oroville CA 95965 ■ (916) 538-7601 FAX (916) 538-7785 ■ REGULAR MEETING OF THE COMMISSION .. Location: Butte County Administration Building, Supervisors' Chambers 25 County Center Drive, Oroville California Date/Time: August 19, 1998 - 9:00 a.m. AGENDA ALL ITEMS'ARE OPEN FOR PUBLIC COMMENT A. PLEDGE OF ALLEGIANCE. B. ROLL CALL C. APPROVAL OF THE MINUTES: July 15, '-1998 D. ACCEPTANCE OF THE AGENDA '(Committee members or staff may request additions, deletions, or changes in the Agenda order) E. BUSINESS ITEMS: Items with Public Hearings 1. ALUC File No. A98-09 (Butte County Use Permit UP98=27 - Ruddy Creek Partnership). on APN 030-360-082, 083 and 084: A request for consistency findings for a use. permit to create a 156 space manufactured housing community to be operated as a mobile home park on property zoned AR (Agricultural Residential). The project site is located on the southeast corner of Feather Avenue and 18th Street (Thermalito). ' Staff recommends that the Commission find the project consistent with the 1985 Oroville Airport Comprehensive Land Use Plan. T . 2. Butte County Development Agreement (DEV99-01 - Robert' and Ann Stephens/George Kammerer) on APN 047-250-141: A request for Consistency Findings for a Development Agreement to define the developmerit rights for a 230 acre site proposed for a Rezone from SR -1 and SR-1/OS to Planned'Development V (PD)/SR-1 on 126 -acres and from OS (Open Space) to PD/SR-3/OS on 103 acres. The project site is located on the west side of Hicks Lane: immediately adjacent to the Chico Municipal Airport, generally between Keefer Slough and Mud Creek. Staff recommends that the Commission find the project consistent with the 1978 Chico Municipal Airport Environs Plan. ■ Butte County n Airport Land Use Commission ■ APPf heron e �'or iZurtWit�l f - l`t aoSh®wn r IN V np COUNTY OF BUTTE AIRPORT LAND USE COMMISSION . Minutes of August 19,1998 1. ,ALUC File No. A9&09 (Butte County Use Permit UP98-27 - Ruddy Creek Partnership) on APN 030-360-082, 083 and 084 Ms. Webster summarized the Staff Report for the project. Commissioner Gerst questioned the accuracy of the site map and how it was produced regarding the location of the Inner Turning Zone. Ms. Webster stated that the site map was prepared by the County's Geographic Information System (GIS) staff based upon Figure 9G in the 1993 Airport Land Use Planning Handbook, and she believed it to be accurate. Commissioner Gerst recommended if the project was to be approved that the project be set on four units per acre, and not worry about eliminating lots or spaces from the southwest corner of the property. - Chairman Hennigan opened the hearing to the public Chuck LaFlamme, Ruddy Creek Partnership, said he was present today to answer any questions the Commission might have regarding his project. Commissioner Rosene questioned the construction of the manufactured homes. Mr. LaFlamme said they are high in quality, and comparable to a site built single family home. The exterior walls should be 2x6 construction, R30 installation, and double glazed windows. He mentioned that a factory in Sacramento will probably be doing the construction of these homes. Commissioner Rosene brought up safety concerns if an emergency landing was to take place. He also wanted to known the construction of the walls, and if Mr. LaFlamme had any concerns with the noise levels, because the project is located beyond the 55 dB range. Mr. LaFlamme said he would find out the information for Commissioner Rosene. Chester Ward asked if sound proofing the units to achieve an interior noise level of 45 dB could be made one of the conditions. The hearing was closed to the public. It was moved by Commissioner Gerst, seconded by Commissioner Rosene, to find the project consistent with the 1985 Oroville Airport Comprehensive Land Use Plan, subject to the following: A. The project density should be reduced to not more than 4 dwelling units per, acre. ■ Butte County Airport Land Use Commission ■ Minutes of August 19, 1998 ■ Page 1 ■ B. The property owner shall sign an avigation easement granting the right of continued use of the Oroville Municipal Airport in the airspace above the subject parcel and acknowledging any and all existing or potential airport operational impacts. C. An advisory notice shall be written into the rental agreement for all future tenants which notifies them of the project's location in proximity to the Oroville Municipal Airport and the; potential for noise related impacts associated with flight operations. A signature line shall be provided which indicates the tenant's acknowledgment of the notice and waiver from initiating future litigation against the Oroville Municipal Airport. D. Residential dwelling units shall be designed and constructed to achieve an interior noise level of 45dB. ` - E. All projects lighting shall be directed within the project site and shielded to prevent adverse impacts on adjacent properties and aircraft flight activities. The motion passed by the following vote: AYES: Commissioners Roserie, Gerst, Hatley, Hodges, Papadakis, and Chairman Hennigan NOES: Commissioner Koch ABSENT: None ABSTAIN: None ■ Butte County Airport Land Use Commission ■ Minutes of August 19; 1998 ■ Page 2 ■ +BUTT E COUNTY AIRPORT T l[ AND USE COMMISSION + • 7 County Center Drive, Oroville, CA 95965 • (530) 538-7601 FAX (530) 538-7785 • TO: ' Public Agencies and Interested Parties FROM: Butte County Airport Land Use Commission SUBJECT: NOTICE OF PUBLIC MEETING FINDINGS AND/OR COMMENTS: BUTTE COUNTY AIRPORT LAND USE COMNUSSION CONSISTENCY FINDINGS FOR: ALUC File No. A98-09 (Butte County Use Permit UP98-27 - Ruddy Creek Partnership) on APN 030- 360-082: 083 and 084 Use permit to create a 156 space manufactured housing community to be operated as a mobile home park on property zoned AR (Agricultural Residential). The project site is located on the southeast corner of feather Avenue and 18th Street (Thermalito). DATE NOTICE MAILED: August 20, 1998 This is your official notice that the Airport Land Use Commission held a public meeting on August 19, 1998 and approved the findings and/or conditions attached as Exhibit(s) A. If you have any further questions or desire additional information, please call Laura Webster, of the ALUC staff, at (530) 533-1131. The project file may be reviewed at the Department of Development Services, 7 County Center Drive, Oroville, California. 0Butte County •Airport Land Use Commission 0 +BUTTE COUNTY AIRPORT LAND USE COMMISSION + • 7 County Center Drive, Oroville, CA 95965 • (530) 538-7601 FAX (530) 538-7785 • .EXHIBIT A BUTTE COUNTY AIRPORT LAND USE COMMISSION CONSISTENCY FINDING FOR: A98-09 (Butte County Use Permit UP98-27 - Ruddy Creek Partnership on APN 030-036-082.083, 084 The following findings have been prepared at the direction of the ALUC and are for the consideration of the County of Butte when making a decision on the project. Section 1: ENVIRONMENTAL FINDINGS A. No environmental documentation was submitted at the time of review. However, it is not foreseen that there will be any significant impacts at this time if the recommended density modification is implemented. Section' 2: PROJECT CONSISTENCY FINDINGS A. The ALUC finds the project consistent with the Oroville Airport Comprehensive Land Use Plan and that the project is compatible with the viable, responsible operation of the, Oroville Municipal Airport subject to the following recommended conditions. Section 3: RECOMMENDED CONDITIONS A. The project density should be reduced to not more than 4 dwelling units per acre. B. The property owner shall sign an avigation easement granting the right of continued use of the Oroville Municipal Airport in the airspace above the subject parcel and acknowledging any and all existing or potential airport operational impacts. C. .An advisory notice shall be written into the rental agreement for all future tenants which notifies them of the project's location in proximity to the Oroville Municipal Airport and the potential for noise related impacts associated with flight operations. A signature line shall be provided which indicates the tenant's acknowledgment of the notice and waiver from initiating future litigation against the Oroville Municipal Airport. D.. Residential dwelling units shall be designed and constructed to achieve an interior noise level of 45 dB. E. All project lighting shall be directed within the project site and shielded to prevent adverse impacts on adjacent properties and aircraft flight activities. — A\8-19-98. MTG\RUDDYCRK.FDG *Butte County *Airport Land Use Commission • +BUT CIE COUNTY AIRPORT LAND D USE COMMISSION + TO: FROM: DATE: ITEM: FOR: • 7.County Center Drive, Oroville, CA 95965 • (530) 538-7601 FAX (530) 538-7785 • AGENDA ITEM - E.I. Honorable Chair and Airport Land Use Commission Laura Webster, ALUC Staff August 3, 1998 ALUC File No A98-09 (Butte County Use Permit UP98-27 - Ruddy Creek Partnership) on AM 030-360-082: 083 and 084: A request for consistency findings for a use permit to create a 156 space manufactured housing community to be operated as a mobile home park on property zoned AR (Agricultural Residential). The project site is located on the southeast corner of Feather Avenue and 18th Street (Thermalito). Airport Land Use Commission Meeting of August 19, 1998 SUMMARY: The County of Butte is presently processing the above mentioned project and has submitted a comment sheet, application form and map to ALUC for review and comment. Staff recommends that the Commission find the project consistent with the 1985 Oroville Airport Comprehensive Land Use Plan. Staff's review consisted of land use compatibilityand noise sensitivity. ANALYSIS: This Butte County project involves a 26.27 acre site. The applicants are requesting a use permit to create a 156 space manufactured housing community to be operated as a mobile home park on property zoned AR (Agricultural Residential). A use permit for an identical proposal was approved by the Butte County Planning Commission on September 20, 1989. However, it does not appear that the original proposal was reviewed by the Airport Land Use Commission. The project was not constructed within the time frame associated with the 1989 permit, therefore, the original use permit subsequently expired. The applicants are now re -applying for the use permit. Staff reviewed the request pursuant to the currently adopted Oroville Airport Comprehensive Land Use Plan. A determination was made that the project site is located within the Area of Influence for the Oroville Municipal Airport and the Overflight/General Airport Traffic Pattern Zone- for that facility. It is also located just east of the northern Approach Zone for Runway 1-19 (Exhibit 1 - Oroville Airport Comprehensive Land Use Plan). Mobile home parks are generally considered compatible within the Overflight Zone (Exhibit 2 - Land Use Guidelines for Safety Compatibility Only, Oroville Airport Comprehensive Land Use Plan). , However, Exhibit 2 Note (3) indicates that uses are subject to ALUC review if they will result in "large concentrations" of people underneath the • Butte County • Airport Land Use Commission • downwind and base legs or departure paths of frequently used airport patterns. The threshold for review of residential uses is more than 4 units per acre. While conducting the project review, staff also consulted Chapter 9 of the 1993 Airport Land Use Planning Handbook to ' obtain additional guidance regarding acceptable residential land use densities within various airport safety zones. The application of safety zones identified within the Airport Land Use Planning Handbook indicates that the majority of the project site is located within the Traffic Pattern Zone, and that a small portion of the southwest corner of -the property is located within the projected Inner Turning Zone for Runway 1-19. As described within the Airport Land Use Planning Handbook, the Inner Turning Zone encompasses locations where aircraft are typically turning from the base to final approach legs of the standard traffic pattern and are descending from traffic pattern altitude. It also encompasses the area where departing aircraft normally complete the transition from takeoff power and flap settings to a climb mode and have begun to turn to their en route heading. The Inner Turning Zone reflects the historical distribution of accident site patterns developed by the University of California, Berkeley, Institute of Transportation Studies (1993). According to the project description submitted with the application, the proposed project density is 5.9 units per acre. The minimum lot size recommended in the Airport Land Use Planning Handbook for residential land uses located within the Inner Turning Zone is between 2 and 10 acres. The recommended density for residential land uses within the Traffic Pattern Zone is 4 to 6 dwelling units per acre. Therefore, while the project is generally consistent with the 1985 Oroville Airport Comprehensive Land Use Plan, safety recommendations within the current Airport Land Use Planning Handbook indicate that the elimination of mobile home spaces 16 through 19 would be appropriate due to concerns for the safety of aircraft in flight as well as persons and property on the ground. Staff would also recommend that the land area formerly occupied by proposed mobile home spaces 16 through 19 be retained as landscape areas or passive open space. According to Exhibit 1 in the Oroville Airport Comprehensive Land Use Plan and Plates 7 and 9 within the 1990 Master Plan for the Oroville Municipal Airport, the project site is located outside of the projected 55dB CNEL contour for the airport. However, it should be noted that future residents may be exposed to single event noise levels which exceed 55 dB. In an effort to educate future tenants regarding their proximity to the airport and the potential for noise related impacts, staff recommends that an advisory notice be required to be distributed to all future tenants. RECOMMENDATION: Staff recommends that the Butte County Airport Land Use Commission find that the proposed Butte County Use Permit A98-09 (Butte County Planning Division UP98-09 - Ruddy Creek Partnership) on APN 030-360-082, 083 and 084 is consistent with the Oroville Airport Comprehensive Land Use Plan subject to the following findings and recommended conditions in attached Exhibit "A". • Butte County • Airport Land Use Commission • 2 If the ALUC would like to take additional action on this project it would be limited to a recommendation to the Butte County Planning Commission that although the project is consistent with the currently adopted Oroville Airport Comprehensive Land Use Plan, the ALUC does have additional concerns. Attached: A: Findings B: Location Map • Butte County • Airport Land Use Commission • 3 • +BUTT E COUNTY AIRPORT LAND USE COMMISSION + • 7 County Center Drive, Oroville, CA 95965 • (530) 538-7601 FAX (530) 538-7785 • EXHIBIT A BUTTE COUNTY AIRPORT LANn USE COMMISSION CONSISTEN CY FORe A98-09 (Bufte County Use Permit UP98-27 - Ruddy Creek Partne •1 _'N 030-036-0829 083,1: The following findings have been prepared at the direction of the ALUC and are for the consideration of the County of Butte when making a decision on.the project. Section 1: ENVIRONMENTAL FINDINGS A. No environmental documentation was submitted at the time of review. However; it is not foreseen that there will be any significant impacts at this time if the recommended site layout modifications are implemented. Section 2: PROJECT CONSISTENCY FINDINGS A. The ALUC finds the project consistent with the Oroville Airport Comprehensive Land Use Plan and that the project is compatible with the viable, responsible operation of the Oroville Municipal Airport subject to the following recommended conditions. Section 3: RECOMMENDED CONDITIONS .A. The site plan should be modified to eliminate mobile home spaces 16 through 19 which are located within the Inner Turning Zone boundary and incorporate additional landscape or passive open space within those areas. B. The property owner shall sign an avigation easement granting the right of.continued use of the Oroville Municipal Airport in the airspace above the subject parcel and acknowledging any and all existing or potential airport operational impacts. C. An advisory notice shall be distributed to all future tenants notifying them of the project's location in proximity to the Oroville Municipal Airport and the potential for noise related impacts associated with flight operations. D. All project lighting should be directed within the project site and shielded to prevent adverse impacts on adjacent properties and aircraft flight activities. • Butte County • Airport Land Use Commission • 4 --------------------- Inner Safety Zone Inner Turning Zone Outer Safety Zone 036,460-083 Traffic Pattern Zone C-1 x BUTTE COUNTY AIRPORT LAND USE COADUSSION Applicant: Ruddy Creek Partnership Owner: Charles LaFlame & Lester Carlisle Hearing Date: August 19, 1998 @ 9:00 am. EAsting Zone: A -R (Agricultural Residential) N Request: Use Permit to allow a 156 lot Manufactured Housing Comnumity to be operated as No SC816 --Ta Mobile Home Park Assessor Parcel No: 030-360-082,083 & 084 File:A98-09 e.`+B=IE OOUNT?A IRPO T LAND f • 7 County Center Drive, Oroville, CA 95965 • (530) 538-7601 FAX (530) 538-7785 • TO: Public Agencies and Interested Parties FROM: Butte County Airport Land Use Commission SUBJECT: NOTICE OF PUBLIC MEETING REGARDING: ALUC File No. A98-09 (Butte County Use Permit UP 98-27 - Ruddy C, reek Partnership) on APN 030-360-082; 083 and 084 DATE NOTICE MAILED: August 4, 1998 This is your official notice that the Airport Land, Use Commission will hold a public meeting on the following matter at the time and place listed below: HEARING DATE: August 19, 1998 TIME: 9:00 a.m. PLACE: Board of Supervisors' Room Butte County Administration Center 25 County Center Drive Oroville, CA 95965 ALUC File No. A98-09 ALUC File No. A98-09 (Butte County Use Permit UP98-27 - Ruddy Creek Partnership) on APN 030_ 360-082; 083 and 084: A Request for Consistency Findings for a use permit to create a 156 space manufactured housing community to be operated as a mobile home park on 'property zoned AR (Agricultural Residential). The project site is located on the southeast corner of Feather Avenue and 18th Street (Thermalito). Recommended Action: Find consistent with the 1985 Oroville Airport Comprehensive Land use Plan with minor site layout modifications. If you have any further questions or desire additional information, please call Paula Leasure, of the ALUC staff, at (530) 538-7601. At the meeting, the Commission will consider oral and written testimony by any interested person or affected agency and the report of staff. The project file may be reviewed at the Department of Development Services, 7 County Center Drive, Oroville, California. K:\ALUC\FORMS\NOTIFY.FRM • Butte County • Airport Land Use Commission • y.+BUTTE COUNTY AIRPORT LAND USE COMMISSION + • 7 County Center Drive, Oroville, CA 95965 • (916) 538-7601 FAX (916) 538-7785 • EXHIBIT A BUTTE COUNTY AIRPORT LAND USE COMMISSION CONSISTENCY FINDINGS FOR: A98-09 (Butte County Use Permit UP98-27 - Ruddy Creek Partnership) on APN 030-036-082, 083, 084 The following findings have been prepared at the direction of the ALUC and are for the consideration of the County of Butte when making a decision on the project. Section 1: ENVIRONMENTAL FINDINGS A. No environmental documentation was submitted at the time of review. However, it is not foreseen that there will be any significant impacts at this time if the recommended site layout modifications are .implemented. Section 2: PROJECT CONSISTENCY FINDINGS A. The ALUC finds the project consistent with the Oroville Airport Comprehensive Land Use Plan and that the project is compatible with the viable, responsible operation of the Oroville Municipal Airport subject to the following recommended conditions. Section -3: RECOMMENDED CONDITIONS A. The site plan should be modified to eliminate mobile home spaces 16 through. 19 which are located within the Inner Turning Zone boundary and � incorporate additional landscape or passive open space within those areas. B. The property owner shall sign an avigation easement granting the right of continued use of the Oroville Municipal Airport in the airspace above the subject parcel and acknowledging any and all existing or potential airport operational impacts. C. An advisory notice shall be distributed to all future tenants notifying them of the project's location,in proximity to the Oroville Municipal Airport and the potential for noise related impacts associated with flight operations. D. All project lighting should be directed within the project site and shielded to prevent adverse impacts on adjacent properties and aircraft flight activities. ' • Butte County • Airport Land Use Commission • 4 FILE BUTTE COUNTY C0 DEPARTMENT OF DEVELOPMENT SERVICES " PLANNING DIVISION TO: ALUC FROM: . Butte County Planning Division RE: Request for Comments on a Development Application: Ruddy Creek Partnership, UP 98-27 „ DATE: July 20, 1998 CONTACT PERSON: Stephen Betts The Planning Division has received a project application for the property described below. The purpose of this comment sheet is to: 1. Determine if the information contained in the application is adequate to allow. your jurisdiction to review the project and submit conditions, if any; and to 2. Determine the appropriate environmental documents to prepare for this project, as well as to identify particular environmental concerns to be addressed or mitigation measures your agency/department may want incorporated. If the application is determined to be complete within 30 days of its submittal it should be heard at the estimated hearing date indicated below. If a response cannot be submitted within the time frame given, or if additional information is needed, please call 538-7601. Thank you in advance for your time and efforts. This is an application for home nark on property zoned AR (Agricultural R sid nti4 located on Feather Avenue at 18th Street, Thermalito, identified as APN 030-360-082, 083 & 084. • Supervisorial District No. _4. THIS ITEM HAS BEEN TENTATIVELY SCHEDULED FOR A HEARING BEFORE THE (check one) _X_ PLANNING COMMISSION - _ DEVELOPMENT REVIEW COMMITTEE ON October 22 , 1998. COMMENTS, IF ANY, ARE REQUESTED BY NO LATER THAN August 29, 1998. If no comments or communications are received by the above date, the assumption will be made that your agency has no comment. COMMENTS (Attach additional pages if necessary): By: �Y.LG(.t Bi GV�i� Date: 7 County Center Drive - Oroville, California 95965 - 916-538-7601 - FAX 916-538-7785 +Bl[JTT E COUNTY AIRPORT LAND USE C®MIyI[M]ION + • 7 County Center Drive, Oroville, CA 95965 • (916) 538-7601 FAX (916) 538-7785 • MEMORANDUM TO: Mr. Stephen Betts, Butte County Planning Division FROM: Laura Webster, Butte County ALUC Staff DATE: August 3, 1998 SUBJECT: Request For Comments on UP98-27 (Ruddy Creek Partnership) Project Description/Location: The applicants are requesting a use permit to create a 156 lot manufactured housing community to be operated as a mobile home.park on property zoned AR (Agricultural Residential). The.project site is located on the southeast corner of Feather Avenue and 18th Street (Thermalito) APN 030-360-082; 083 and 084. The following informal comments are provided by staff based upon a cursory review of the proposal: (1) The project site is located within the Area of Influence for the Oroville Municipal Airport and the Overflight/General Airport Traffic Pattern Zone for that facility. It is also located just east of the northern Approach Zone for Runway 1-19 (Exhibit 1 - Oroville Airport Comprehensive Land Use Plan). The application of safety zones identified within the 1993 Airport Land Use Planning Handbook indicates that the majority of the project site is located within the Traffic Pattern Zone, and that a small portion of the southwest corner of the property is located within the projected Inner Turning Zone for Runway 1-19. As described within the Airport Land Use Planning Handbook, the Inner Turning Zone encompasses locations where aircraft are typically turning from the base to final approach legs of the standard traffic pattern and are descending from traffic pattern altitude. It also encompasses the area where departing aircraft normally complete the transition from takeoff power and flap settings to a climb mode and have begun to turn to their en route heading. The Inner Turning Zone reflects the historical distribution of accident site patterns developed by the University of California, Berkeley, Institute of. Transportation Studies (1993). (2) The project site is located outside of the projected 55dB CNEL contour for the airport. (Exhibit 1 - Oroville Airport Comprehensive Land Use Plan; and Plates.7 and 9 of the 1990 Master Plan for the Oroville Municipal Airport). However, future residents may be exposed to single event noise levels which exceed 55 dB. (3) Mobile home parks are generally considered compatible within the Overflight Zone (Exhibit 2 - Land Use Guidelines for Safety Compatibility Only, Oroville Airport Comprehensive Land Use Plan). However, Exhibit 2 Note (3) indicates that uses are 0 Butte County • Airport Land Use Commission • subject to ALUC reew if they will result in "large concentons" of people underneath the downwind and base legs or departure paths of frequently used airport patterns. The threshold for review of residential uses is more than 4 units per acre. According to the project description submitted with the application, the proposed project density is 5.9 units per acre. The minimum lot size recommended in the Airport Land Use Planning Handbook for residential land uses located within the Inner Turning Zone is between 2 and 10 acres. The recommended density for residential land uses within the Traffic Pattern Zone is 4 to 6 dwelling units per acre. (4) Based upon the above, it appears that a use permit to allow a mobile home park at this location would be consistent with the Oroville Airport Comprehensive Land Use Plan, although some site layout modifications may be recommended to eliminate the development of housing units within the portion of the property that falls within the Inner Turning Zone. Any formal consistency findings would have to be made by the Butte County ALUC. The following conditions are also likely to be recommended by the Commission: a. The site plan should be modified to eliminate mobile home spaces 16 through 19 which are located within the Inner Turning Zone boundary and incorporate additional landscape or passive open space within those areas. b. The property owner shall sign an avigation easement granting the right of continued use of the Oroville Municipal Airport in the airspace above the subject parcel and acknowledging any and all existing or potential airport operational impacts. C. An advisory notice shall be distributed to all future tenants notifying them of the project's location in proximity to the Oroville Municipal Airport and the potential for noise related impacts associated with flight. operations. d. All project lighting,should be directed within the project site and shielded to prevent adverse impacts on adjacent properties and aircraft flight activities. It is anticipated that this project will be considered for formal consistency findings by the Butte County ALUC at its next regularly scheduled meeting on August 19, 1998. If you have any, questions regarding these comments, please call me at 533-1131: • Butte County • Airport Land Use Commission • 2 DEPARTN'.Aq— OF DEVELOPM�.N' SERV ICES BUTTE COUNTY UNIFORM APPLICATION ArrLit-AN 1: ACent lntormanon to ne Drovtueu is on otner slue: APPLICANT'S NAME t If applicant is different from owner an affidavit is required) ASSESSOR'S PARCEL NUMBER: P i si s P 30 - 36- Est? a - ADDRESS: CITY. STATE & ZIP CODE: FILE NUMBER: (FOR OFFICE USE) ,510 CH lbo Ne kQ 0 cr% C4 ci 2 ('11Pq NAIVIH OF RPROPOSED PROJECT ( If any ► TELEPHONE 4 I �r �� CR leF� (9y9) 833-2 I oo LOCATION OF PROJECT ( Major cross streets and Address, if any ) GENERAL INFORMATION REQUIRED OWNER'S NAME TELEPHONE F ri Irl ILP ) 851-7-166 ADDRESS: CITY. STATE & ZIP CODE sl 6o R kin ti Srner-T v oa PA*+ 01l4 01 Z ZONE LAND USE SITE SIZE ( in Square Feet AcresIk,K LGEXISTINGorENERALPLAN rN - L 0%'(t I 74X?- EXIS•r1NG STRUCTURES (in Square Feet) PROPOSED STRUCTURES ( in Square Feet) r4 F,- 6 F_ (Check One) (Check One) Q�( PROPERTY IS OR PROPOSED TO BE SEWERED JM�PROPERTY IS OR PROPOSED TO BE ON PUBLIC WATER ❑ PROPERTY IS OR PROPOSED TO BE ON SEPTIC ❑ PROPERTY IS OR PROPOSED TO BE ON WELL WATER -' APPLICATION REQUESTED ❑ GENERAL PLAN AMENDMENT ❑ REZONE USE PERMIT ❑ MINOR USE PERMIT Planning Division ❑ VARIANCE JUN 1 2 1998 C3MINOR VARIANCE ❑ ADMINISTRATIVE PERMIT oroville,.Camornia ❑ DEVELOPMENT AGREEMENT - Urban Pacific Charles W. LaFlamme, MAI 5100 Birch Street, First Floor, Newport Beach, C 92660 Tel 714-833-2100 Fax 714-833-2156 n., <•: :.,y�; �^.,:- :•.... .;,4:;✓::t�•y�'; .�� .res; PROJECT DESCRIPTION :c:-:•.�. FULL DESCRIPTION OF PROPOSED PROJECT (Attach necessary sheets. If this application is for a land division , describe the number and (. size of parcels.) S 1 N F ✓I? / w t f M UW 17 --." 76 L flwl-g k ytoa S/h/ le �,/ N1cti,V L� t oRY n" AO n A/tit ac 9ct-owEo 7a be lNSrta 0n1 doU livQlWdV*t L , se #4nri W 2. .&f �S 09AII-l« To Agr AWM -11,0FA Fl- yZ OWNER CERTIFICATION I CERTIFY THAT I AM PRESENTLY THE LEGAL OWNER OR THE AUTHORIZED AGENTOFTHE Or!! .'ER OF THE ABOVE DESCRIBED PROPERTY. FURTHER. I ACKNOWLEDGE THE FILING OF THIS APPLICATION AND CERTIFY'ALL—OF ABOVE INFORMATION IS TRl E AND ACCURATE (If an is to be authorized, execute an affidavit of mahorizatlon and inc h this application.) DATE: J `tiG i SIGNATURE: COUNTY OF BUTTE ENVIRONMENTAL INFORMATION FORM (To be Completed By Project Applicant) r� Date Filed Uc �a General Information: 1. Name and address of owner, and/or developer, and/or project sponsor. rwiffaL07F S161) 2190t eeT, JIT 0 W E'AC h- 0 2. Address of project t I Assessor's Parcel Number: - -2 Y' '- 3. Name, address, and telephon number of person to be contacted concerning this p o'ect: !G! ,E R cT SVIT16 /0410 4. List and describe any other related permits and other public approvals required for this pr ject, including those required by city, regional, state and federal agencierc 0 Ncfkc � L - i ha C " F vpw R*ja mVvn:' v carr 5. Existing general plan designation: 61V Ea/S17 w 6. Existing zoning district 7. How is land currently used? melt 41- 8. Proposed use ofpite (Project for which this form Is filed): IS& LoT' hftWF5Q✓a #0 r ('�YY19YW A/� I Project Description: 9. Site size: (Acres/Sq. Feet) 10. Off-street parking spaces: Full size: Compact Total: Ar 11. Plans attached YesX No _ 12. PrUoseq development schedule_1Pnl �C -TO 13C TJWDIR� �C Cry Z hum AL dcCC 13. Associated projects Wd^tF 14. Anticipated incremental or phased development ( PHASE hae- Z PhrKE LRIL%W 6N S�AI,�rT(►�►� y D �E 1 M � eDJtnr�T I�S7At�AZ11hJ 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, indl,Cate type, estimated employment per shift, and loading facilities. Planning Division J U N 1 2 1998 Cl Butte County Department of Development Services a Planning Divisi0r&ille, California 1 18. If institutional, indicate the major function, estimated employment per shift, estimated occupancy,.:loading facilities, and community benefits to be derived from theproject 19. If the project involves a variance, coitional use, rezoning application, or -any development permits, stats this and indicate cieatl�,why the'appiication is required. It perms have already been issued, please attach as. Exhibit lite' PhKiTi Are the following items applicableao 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 or substantial alteration of ground contours. _ n 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 _ 23. Significant amounts of solid waste or later. _ 24. Change in dust, ash, smoke, fumes or odors in vicinity. _ 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 in the vicinity. 27. Site on filled land or on slopes of 10 percent or more. 28. Use of, or disposal of potentially hazardous materials, toxic flammable such as substances', or explosives. 29. Substantial change in demand for municipal services (police, fire, water, sewage, etc. including special districts). _ X 30. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). 31. Relationship to a larger project or series of projects. _ Planning Division J U N 121998 Oroville, California 0 Butte County Department of Development Services 0 Planning Division 0 K 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 initial 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. Date Signa r f ray K:\FORMS\SUBMITTAL\ENV-INFO Planning Division i t1 N 1 21998 Croville, California ❑ Butte County Department of Development Services 0 Planning Division ❑ 3 ri (15) Project Description The proposed project is a 156 -space manufactured housing community commonly referred to as a mobile home park. The community will be a rental community and will be open to residents of all ages. The park will provide affordable housing to its residents. The owners of the park anticipate that they will rent the spaces (lots) on long term leases (40-50 years) for rents beginning at approximately $275 per month. They will offer "For Sale" new factory built homes ranging in size from as small as 900 square feet to as large as 2,000 square feet. Once the homes are delivered and installed on the lot, the owner's will site -build an attached, two -car garage or carport; pour a concrete driveway and access sidewalks; build a five foot fence between homes, and landscape the front of the lot. These homes will be offered at prices ranging from $50,000 to $85,000 including all site -built amenities. The owner's anticipate that the homes will appeal to retirees and first -time -buyer families. The average household size is anticipated to be no greater than 2.5 persons. The project density will be 5.9 units to the acre, which is compatible with the Butte County General Plan definition of low density residential. All public utilities (water, sewer, gas & electricity) necessary to serve the project are available in the streets surrounding the project site. The community will be walled and the exterior will be landscaped with specimen plants, trees, and grass lawns. A large green belt with park amenities will serve the community. (32) Project Site The proposed project is located on a remnant farm site. The majority of the site sits on a bluff above the flood plain created by Rudy Creek. A portion of the site is in the flood plain. The general topography slopes gently from west to east, with the entire site draining into the creek, and eventually into the Feather River. The soils and geology of the site has been determined to be suitable for the proposed manufactured home -park development (A geotechnical report has been conducted.). The site had been farmed and at one time was improved with an old farmhouse and outbuildings. The farmhouse and the outbuildings were destroyed many years ago. The land has been untended for almost two decades, there are numerous fruit trees on the site. The ground cover is grasses and weeds, which are naturally occurring in the area. An archaeological survey of the site was conducted. Nothing of any significance relative to cultural or historical significance was found on the site. The site does not have a scenic element, it is common to the area. (33) Surrounding Properties The neighborhood surrounding the site is rural residential to tract residential. On the southerly side of the site, the land use is tract residential. The subdivision appears to date Planning Division J U N 1 2 1998 oroviile, California to the 1960's with lot sizes near 10,000 + square feet. On the west of the site, across 18'h Street, is a single family, residential subdivision that dates to the early part of this decade. The homes are one story and on 6,000 +/- lots. Land use on the north of the subject, across Feather Avenue, is primarily vacant, fallow land, at the corner of Feather and 18,' street are two single-family residences on 1/3 to '/z acre lots. Land use to the east of the subject across Rudy Creek is rural residential with single family residences on '/2 to 5 acre parcels. The surrounding neighborhood does not hold any plant, animal, or cultural, historical and/or scenic aspect that would be considered significant. r"jCft SITES lot. G S 4 •��if7 , J.G 1 60 59 sa S7 i4 SS S4 so,17 ACOMCMAL RECREATICM AREA F.•48 ISO 149 140 139 129; 7 72771 G2 1 73 70 W 63 % rSI 1,16 141 : Qua :13,1 a 126 1 Go IS2 147 142 1 07 132 1 "2? 1 RECREAT ICNAL vfo*[CLE • 74 10 a ?S 1IW 126 r4S STCRAGA AREA X60 67 OGS ISG ISS IS4 *IS3 1411 14S 144 43 316, 12S 3S 134 13 3, 11 76 1 44 11!± all UE 12 1-5 ••EJe0 43 77 124 (D 83 04 SS 86 91 92 Of931!94 99. 102 107 0 109 110. IIS 16 1170118, 13 42 1 78 123 14 41 V I C I Po 79 82 = 87 90 = 9S 1 98 z 103 106 z 111 114 •119 122 Is 1 40 so as 96 97 los.i 120.• 121 81 a;—. 1 4 112 113 16 4t 23 24 2S 26 27 21• 36 r L 4 r e r 2 —g—o- aTt.-L'YOURNY CREFOU M, 2 WAIr 12 S 0 0 USE PERMIT BUTTE COUNTY PLANNING COMMISSION September 20, 1989 DATE: (Certified Mall Rec.) 89-42 PERMIT NO. AP 30-36-82, 83, 84 ASSESSOR'S PARCEL NO. Pursuant to the provisions of the Zoning Ordinance of the County -of Butte and the special conditions set forth below: Ruddy Creek Partnership is hereby granted a Use Permit in accordance with application filed: 2/27/89 to allow a manufactured housing community to be operated as a rental mobile home park under one ownership on property zoned A -R located on the southeast corner of'Feather Avenue and 18th Street, 26.27 acres of unincorporated area, Thermalito. I. 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 Enabling Ordinance. 2. Unless 'otherwise provided for In a condition to a use permit, all conditions must be completed by the permittee within 12 months of the delivery of the countersigned permit to the permittee. - 3. If any use for which a use permit has been granted Is not established within one year of the date of receipt of the countersigned permit by the permittee, the permit shall be come null and void and reapplication sha N -bre required to establish the use. SPECIAL CONDITIONS: I. All exterior lighting to be directed downward and away from neighboring parceis. 2. Grant an avigatlon easement to the City of Oroville. 3. Grant to the County of Butte right-of-way for the Ruddy Creek Drainage Channel pursuant to the Thermalito Area Drainage Plan. 4. Provide a covered bus stop to be used by Thermallto School District, Oroville Union School District, and public bus service. 5. Pay pro rata share to the traffic light fund for the.Thermalito area. — 6. Construct 18th Street frontage to RS -2-A standard with vertical Planning Division J U N 1 21998 Oroville, California curb, gutter, sidewalk, and necessary road section along property frontage. 7. Construct one-half street section on Feather Avenue to RS -2-A standard with vertical curb, gutter, sidewalk, along property frontage plus 12 foot section on north side of the centerline of Feather Avenue with 8" CL 11 aggregate base and 2" Type B AC, 1/2" max. 8. Provide a permanent solutlon for storm drainage. Submit plans to the Department of Public Works for checking and approval. Plans to Include facilities necessary to drain both public and private roads. 9. Pay Thermalito Storm Drainage fees of $2,655.00 per acre. 10. Provide typical section for interior private roads. II. Form C.S.A. for street lights and storm drainage maintenance. 12. Place street light at Intersection of access road and Feather Avenue. 13. Deed to the County of Butte a one -foot no -access strip along 16th Street along rear of Lots 37 through 49 and along R.V. storage; or, If 16th Street Is to be used, construct to RS -2-A standard. 14. Pay pro rata share for reconstruction of Feather Avenue Bridge at Ruddy Creek. 15. Clean Ruddy Creek channel downstream from project, where Possible. Cleaning to Include removal of trees and brush. 16. Domestic water supply_ to be provided by the Thermallto Irrigation District. �` 17. Sanitary sewer to be provided by C.S.A. *26. 18. Pool and spa to be operated "under permit from the Butte County Health Department. 19. Meet the requirements of the Butte County Fire Department. 20. Applicant must also comply with all other applicable State and local statutes, ordinances, and regulations. I 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 i agree to abide fully by said conditions. Dated: 14 /Itq, Applicant NOTE: Issuance of this Use Permit does not waive requirement of obtaining Bul,lding and Health Department permits before starting construction, nor does It waive any other requirements. Bu to County Planning Commisslon Chairman CC: Department of Public Works (2) Health Department Department of Forestry v �� d Ruddy Creek Partnership - Charles La Flamme - proposed Ne a ve Dec ara on with—Im-KETg—alron. measures regarding environmental— impac:E and Use Permit for a proposed manufactured housing cmmunity to be operated as a rental mobile home park under one ownership, onproperty zoned A -R (Agricultural Residential) located on the southeast corner of Feather Avenue and 18th Street, 26.27 acres of unincorporated area, identified as AP 030-36-0-082, 083, 084, Thermalito. The Commission waived reading of the staff findings. Commissioner Lynch said he went by the property. He asked where the old house was in relation to this property? Staff said it is the existing house on the property with outbuildings. Staff said the information received is that the house is pretty rundown.; The hearing was opened to the public. Charles La Famme said they are requesting a mobile home park. He f said they have resolved the problems with the school district. Commissioner Lynch was concerned with an adequate off-road bus stop being provided. Staff said this property is outside of the referral area for the ! airport, but that the high intensity of noise contour just misses the property line. - Mr. La Famme agreed with the conditions. t Donald Loomis wanted to know how many units were being proposed. 4 Staff said 156 units. Mr. Loomis asked if the property will be cleaned up? Mr. Loomis said there is only one fire hydrant in the area. Mr. La Famme said yes. Chairman Lambert said that there are conditions on fire requirements. Mr. Loomis said he was not against the project. Staff said a portion of Ruddy Creek passes through the northeasterly corner of the property. The area is within the . Thermalito Drainage Plan area. } The hearing was closed. Arl r.: ti'"'-"""PLAIZ ver. 4`,.".}�.y. y ..y.,,,:.,� ,,. ,.K•. n� Saw_"ia�r'21; Y1989:':`.�a•?�'ii��i��: BOTTB COi3NTY. Commissioner Lynch said this was.a non -producing orchard. It was moved by .Commissioner Lynch, seconded by Commissioner Ostrowski, and un4*nimously carried fo approval as follows: MOTION: A. -=PT THE RECOMMENDATION3•'OF THE STAFF MEMO DATED JUNE 13, 1989; MAKE THE FINDINGS LISTED UNDER "A", "B" AND "C" INCLUDING ALL OF THE CONDITIONS LISTED UNDER "D" BELOW: A. Find that: 1. An initial study was completed in compliance with CEQA. 2. Said study and comments received thereon identified rt potentially significant environmental effects that the project may have had but: a. Revisions in the project plans or proposals made by or agreed to by the applicant would avoid such effects or mitigate such effects to a point where clearly no significant effects would occur, and b. There is no substantial evidence before the County -!_ that the project as revised may have a significant effect on the environment. 3. A proposed Negative Declaration with mitigations has 1 •'A been completed in compliance with CEQA and is hereby approved and adopted. B. Find that said Negative Declaration together with any comments received during the public review process have been rey, wed and considered. ` C. :Pind"that the proposed use of the property will not impair ;:.the inegrity and character of the zone in which the land lies ar,,,.that the use will not be unreasonably incompatible .'..v�,. ) ;:. Y!',({'. � .: •••gin::' with, or 'injurious to surrounding properties or detrimental to the health and general welfare of the persons residing or working in the neighborhood or to�:.the general health, -'; welfare, and .safety of the County because the development L' will provide reasonable priced housinq:in ahousing deprived area. D. Approve the Use Permit to allow a 156 unit manufactured housing community to be operated as a rental mobile home park under one ownership on AP 030-36-0-082, 083, and 084 - (Ruddy Creek Partnership) subject to the following conditions and mitigation measures: .:a t y`.i. � . 1 .:. '.v�,.::,: ':...r• ..;/:....q,f1�::..-;. ,. ., ..n•rYF i .r�Fr�..e. .ah..; .. r.!. .,. .. .., y r _� O�LOUNTY PLA�NNCOMMI33IONMINUT_E no22, 1989 +•.. • Mitigation Measures: 1. All exterior lighting to be directed downward and away from neighboring parcels. 2. Grant an avigation easement to the City of Oroville. 3. Grant to the County of Butte right-of-way for the Ruddy Creek Drainage Channel pursuant to the Thermalito Area Drainage:Plan. 4. Provide a covered bus stop to be used by Thermalito School District, Oroville Union School District, and. public bus service. 5. Pay pro rata share to the traffic light fund for the Thermalito area. Conditions: 6. Construct 18th Street frontage to RS -2-A standard with vertical curb, gutter, sidewalk, and necessary road section along property frontage. 7. Construct one-half street section on Feather Avenue to RS -2-A standard with vertical curb, gutter, sidewalk, along property frontage plus 12 foot section on north side of centerline of Feather Avenue with 8" CL II aggregate base and 2" Type B AC, 1/2" max. 8. Provide a permanent solution for storm drainage. Submit plans to Department of Public Works for checking and approval. Plans to include facilities necessary to drain both public and private roads. 9. Pay Thermalito Storm Drainage fees of $2,655.00 per acre. 10. Provide typical section for interior private roads. 11. Form C.S.A. for street lights and storm drainage maintenance. 12. Place street light at intersection of access road and Feather Avenue. 13. Deed to the County of Butte a one -foot no -access strip along 16th Street along rear of Lots 37 through 49 and along R.V. storage; or, if loth Street is to be used, construct to RS -2-A standard. 14. Pay pro rata share for reconstruction of Feather Avenue Bridge at Ruddy Creek. B13TTE couN'CY PLANNING, COMMISSION MINUTES - June 22., ].?A? 15. Clean Ruddy Creek channel downstream from project, where possible. Cleaning to include-removal o! rees and brush. 16. Domestic water supply to be provided by the Thermalito Irrigation District. 17. Sanitary sewer to be provided by C.S.A.4 26. 18. pool and spa to be operated under permit from the Butte County Health Department. 19. Meet the requirements of the Butte County Fire Department. 20. Applicant must also comply with all other applicable Stte and local statutes, ordinances and regulations. ,T r j i Y E! FILE ITO.: AP 30-36-82, 83, 84 BUTTE COUNTY PLANNING COMMISSION STAFF FINDINGS - June 13, 1989 APPLICANT: OWNER: REQUEST: AP NO.: SIZE: LOCATION: EXISTING ZONING: ZONING HISTORY: SURROUNDING ZONING: SURROUNDING LAND USE: GENERAL PLAN DESIGNATION: APPLICABLE REGULATIONS: COMMENTS RECEIVED: Ruddy Creek Partnership Charles LaFlamme Charles LaFlamme. Use Permit for a proposed manufactured housing community to be operated as a rental mobile home park under one ownership. 030-36-0-082, 083, 084 26.27 acres. Southeast corner of Feather Avenue and 18th Street, 26.27 acres of Unincorporated area, Thermalito. A -R. Zoned A -R on 2-28-84 by Ordinance #2393. A -R, City of Oroville. Single Family Dwellings and Orchard remnants and open land. Low Density Residential. Butte County Code Section 24-47, 24-87, and 24-56. Thermalito Union School District: "The governing. board having examined the blueprints and other information regarding the proposed development of a mobile home park at 18th Street and Feather Avenue has determined that this development will significantly impact the 1 BUTTE COUNTY PLANNING COMMISSION STAFF FINDINGS - June 13,, 1989 school district because of the "increased number of children who, living there,. will attend school in the district. Additional students require classrooms, teachers, transportation, food services, and so forth. These needs will be in proportion to the number of additional students. As an example of a need which should be provided by the developers is a bus stop 'lean to' shelt-7•.r for persons waiting for a bus whether school bus or Butte County bus.' The impact of this development, although not necessarily negative Should be considered. The environmental impact report should provide the complete picture." Feather River Park and Recreation District: "Comments from Board of ! Directors per Board Meeting 3-22-89. The Board requests their. following concerns be addressed: 1. Mobile home park being built on the flood plain - recommend EIR by Drainage District. 2. Sub- standard size lots - density of the proposed park. 3. Covered bus stop needed for residents. 4. Request to be notified when this comes before the Planning Commission." Butte County Department of Public Works: No objections or comments other than the conditions listed below. Butte County Environmental Health Department: No objections or comments other than the conditions listed below. Butte County Fire Department: "Hydrants and mains must be placed as directed by Butte County Fire Department. Basically, hydrants to be placed on roads every 500 feet (maximum) and each hydrant to flow at least 300 gallons per minute." Thermalito Irrigation District: "Thermalito Irrigation District finds no significant environmental impacts with this project." Pacific, Gas and Electric: "No significant environmental impact insofar as PG&E's existing facilities or ability to provide service to the public are concerned." ANALYSIS• This project is a request for a .156 unit manufactured housing. community to 'be operated as a mobile home park. The property currently is devoted to old fig trees and olive trees and one single family dwelling with associated outtuildings. The site is located in Thermalito, on the east side of 18th Street and immediately north of an existing subdivision. Overall density of the proposal will be 5.94 dwelling units per acre which is compatible with the low .tensity residential designation of the Butte County General Plan when applied to areas that are provided with public sewer systems. 11 BUTTE COUNTY PLANNING COMMISSION STAFF FINDINGS - June 13, 1989 Proposed amenities to be included with the project are a clubhouse, spa and pool and recreational vehicle storage area along with additional recreation area and green belt area. Two offstreet parking spaces are provided for each lot with additional parking provided at the clubhouse area and along the major access roads within the development. The project will entail some grading in order to provide level building sites for the lots and to solve some localized flooding associated with Ruddy Creek. The project will be conditioned to meet the requirements of the Thermalito Drainage Plan .which has been adopted for the area. This will include provision for `right-of-way for the future drainage channel for Ruddy Creek which crosses the easterly portion of the property.;' Comments received from the Thermalito Union: ihool District indicates that the school district has concerns that t e project may create an impact to the district's ability to provide services. The applicant has been in touch with the school districtto discuss the project. As a result, the school district has indicated that it no longer is concerned that the project will have a significant impact. All other concerns expressed by various agencies commenting on the project have been addressed and appropriate mitigation measures have been proposed by the applicant. The environmental documents for this project have been completed and a Negative Declaration with Mitigation Measures is recommended. RECOMMENDATIONS• MOTION: Accept the recommendations of the `staff memo dated June 13, 1989; make the findings listed under A, B and C and include all of the conditions listed under D below. A. Find that: 1. An Initial Study was completed in compliance with CEQA. 2. Said study and comments received thereon identified potentially significant environmental effects that the. project may have had but: a. Revisions in the project plans or proposals made by or agreed to by the applicant would avoid such effects or mitigation :such effects to a point where clearly no significant effects would occur, and b. There is no substantial evidence before the County that the project as revised may have a significant effect .on the environment. ' • BUTTE COUNTY PLANNING C01 -MISSION STAFF FINDINGS - June 13,-1989. • 3. A proposed .Negative Declaration with mitigations has been completed in compliance with CEQA and is hereby approved and adopted. B. Find that said Negative Declaration together with any comments received during the public review process have been reviewed and considered. C. Find that the proposed use of the property will not impair the integrity and charactar of the zone in which the land lies and that the use will not be unreasonably incompatible with, or injurious to surrounding properties or detrimental to tha health and general welfare of the persons residing or working in 'the neighborhood or to the general health, welfare and safety of the County because and D. Approve the,. Use Permit to allow a 156 unit manufactured housing community to be operated as a rental mobile home park under one ownership on APf 030-36-0-082, 083, and 084 (Ruddy Creek Partnership), subject to the following conditions and mitigation measures: MITIGATION MEASURES: 1. All exterior lighting to be directed downward and away from neighboring parcels. 2. Grant an avigation easement to the City of Oroville. 3. Grant to the County of Butte right-of-way for the Ruddy Creek Drainage Channel pursuant to the Thermalito Area Drainage Plan. 4. Prcvide a covered bus stop to be used by Thermalito School District, Oroville Union School District, and public bus service. S. Pay pro rata share to the traffic light fund for the Thermalito area. CONDITIONS: 6. Construct 18th Street frontage to RS -2-A standard with vertical curb i --,gutter, s. walk, and necessary road section along props k..` iontage,' ! 7. Construct oge half. street section`on Feather Avenue to RS o.: ;r :> standard w1:£h::; vertical curb,., er, sidewalk, along property 'a''• frontage plus `'12 foot secti'dti `oon" - r side of centerline of 4 .........�........r...�...-..:wnc•....,a�...+.nw+w,s�4�11!IQFf.�+l�oio!�u�Or� '1.eq..sq'.v�""', BUTTS COUNTY PLANNnfG C MISSION STAFF FINDINGS - June 13, 1989 Feather Avenue with 8" CL II aggregate base and 2" Type B AC, 1/2" max. 8. Provide a permanent solution for storm drainage. Submit plans to Department of Public Works for checking and approval. Plans to include facilities necessary to drain both public and private roads. 9. Pay Thermalito Storm Drainage fees of $2,655.00 per acre. 10. Provide typical section for interior private roads. 11. Form C.S.A. for street lights and storm drainage maintenance. 12. Place street light at intersection of access road and Feather Avenue. 13. Deed to the Zounty of Butte a one -foot no access strip along 16th Street along rear of Lots 37 through 49, and along R.V. storage; or, if 16th Street ,is to be .used, construct to RS -2-A standard. 14. Pay pro rata share for reconstruction of Feather Avenue Bridge at Ruddy Creek. 15. Clean Ruddy Creok channel downstream from project, where possible. Cleaning to include removal of trees and brush. 16. Domestic water supply to . be provided by the Thermalito Irrigation District. 17. Sanitary sewer to be provided by C.S.A. ;26.' 18. Pool and spftto be operated under permit from the Butte County Health Department. 19. Meet the requirements of ti:e Butte County Fire Department. 20. Applicant must also comply with all other applicable State and local statutes, ordinances and regulations. DRH:fcu Attachments: Site Plans Location Exhibits Environmental Documents 5 wig APPENDIX I COUNTY OP', . 13='= ENV=ROIVMENTAL CHECKL=ST FOi2M (To be completed by Lead Agency) Loc No. 89-02-24-01 AP No. 30-36-82; 83, 84 I. BACKGROUND 1. Name of proponent Ruddy Creek Partnership 2. Address of proponent and representative (if applicable): 1400 Bristol Street. North Newport beach, 'A .9 ibSU---- I3 E. lath Street Santa Ana, CA 92701 3. Project description: Use Permit II. MANDA'TORX FINDINGS OF SIGNIFICANCE SES M$ NO 1. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of major periods of California history or prehistory? j 2. Does the project have the potential to achieve short -te=a benefits to the detriment of long-term environmental goals? .(A short-term impact on the i environment s one which occurs in a relatively brief period of time while X long-term impacts will endure into the future.) 3. Does the project have impacts which are individually limited but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the k total of those impacts on the environment is significant.) b. Does the project have environmental effects which will cause substantial V adverse effects on human beings, either directly or indirectly? j;I. DETERM I NATl ON (To be completed by the Lead Agency). On the basis of this initial evauIation: _ I/WE'find the proposed project COULD NOT have a significant effect on th« environment and a NEGATIVE DECLARATION will be prepared. X I/WE find that although the proposed project COULD have a significant effect on the environment, there will not be a significant effPct in this case because the MITIGATION MEASURES described on the attached shoot have been added to the project. A NEGATIVE DECLARATION will be prepared. _ I/WE find the proposed project MAY have a significant effect on the environment, and an ENVIRONKEKrAL IMPACT REPORT is required. COUNTY OF BUTTE, PLANNING DEPARTMENT DATE: April 19, 1989 By. ��. r. x�.,.�� David R. H'ronimus Associate j�lanner �" by. �//��. IV, ENVT�+O1VMFiv-r•s IMPar•7-c (Explanations of all "YES" and "MAYBE" "MAYBE" ers are L• ,: required an attached sheet(s). idli!• Mtll the proposal result in significants a, Unstable earth conditions, or changes in geologic substructure,? —� b. b. Disruption, displacement, compaction or overcovering of the soil?x x C. Change in topography or ground surface relief features? -- -- d. Destruction, covering or modification of any unique geologic or physical features? e. Increase in wind or water erosion of soils, either on or off site? f•es in depo•.ition or erosion of beach sands, o deposition or •,rosion which may modify p:a chhasnher clarhges in siltation, or the of a river or stream bed of the ocean or any bay, inlet or lake? Loss g• of prime agriculturally productive areas? Boils outside designated urban h, Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure or similar hazards? 2• A$• Will the proposal result in substantial: a. Air emissions or deterioration of ambient air quality?. b. The creation of objectionable odors, smoke or fumes? C. Alteration of air movement, moisture or temperature or an climate, locally or regionally? ' any change in L• MATM• Will the proposal result in substantial: a• Changes in currants, or the course or direction of water movements in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount Of surface runoff? C. Need for off-site surface drainage improvements, including vegetation removal, clannalization or culvert installation? d. Alterations to the course or flow of flood waters? e. Change in the amount of surface water in any water body? f. Discharge into surface waters, or in any alteration of surface water quality, including but not limited to temperature, turbidity? dissolved oxygen or g. Alteration of the direction or rate of flow of ground waters? h• YY Change in the quantity or quality of ground waters, either through direct additions or withdrawals, or through interception by L cuts or excavations? on of an aquifer i. Reduction in the amount of water otherwise available for public water supplies? -- 4 /` J. Exposure of people or property to water related hazards such as flooding?MMLIM_- • Will the propose. result in substantial: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic plants)? b. Reduction of the numbers of any unique, rare or endangered species of plants? _ X c. Introduction of new species of plants into an area, or in a barrier to the normal replenishment of existing species? d. Reduction in acreage of any agricultural crop? -2- • 5• AjU!ALjjjM. Will the proposal result in substantial: a• Change in the diversityof s (birds, lend animals includingpedes, or numbers of any species of animals insects)? reptiles, fish and YES — A B �� or shellfish, organisms b. Reduction in the numbers of any unique, rare or Animals? endangered species of l c. Introduction of new species of animals Into an area, a the migration or movement of animals? ,.or fn barrier to ma _— YY L d. Deterioration of existing fish or wildlife habitat? x 6• HO . Will the Proposal result in substantial: a. Increases in existing noise levels? b. Exoosu:'e of people to severe noise levels? �G ?' Llcaff AIiD •°v. Will the proposal produce significant light and glare? B. Iat1D USE. Will the proposal result ! n auDetantial alteration of the present or planned land use of an area, ; _ 9. MA_r:.o_At. ovcn:orvc, Will the proposal result in substantial: —_ —_ a. Increase in the rate of use of any natural esourcea? X D. Depletion of any non-renewable natural resources? 10• RISK OP =- Will the proposal involve: a. A risk of explosion or release of hazardous substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the of an accident or upset conditions? event b. Possible interference with an emergency response plan or emergency evacuation plan? -- -- 11. Ogg A2I Np Will the proposal altar location, distribution, density or growth rate of the human population? x 12• HOUSING• Will the proposal affect existinghousing for additional housing? , or create a demand 13. �BA?1SPoR?A?TOR/rTRnrt,r.nN Will the proposal result in: C a• Generation of substantial additional vehicle movement? v L D. Effects on existing parking facilities, or demand for now parking? f c. Substantial impact on existing transportation systems? —� d. Significant alterations to present patterns of circulation or movement of people and/or goods? e e. Alterations to waterborne, rail or air traffic? JL X f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? Y L 16. PUgIIC SF3ty7[Rc, Will the proposal have an effect upon, or result in.a need for new or altered government services: a. Pira protection? D. Police protection? -- -- C. Schools? Y -- d. Parka or other recreational facilities? X e. Maintenance of public facilities, including roads? x f• Other governmental services? _— — a]: -4- 1S. Will the proposal result in:� No a. Use of substantial amounts of fuel or energy?_X b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? 16, suWill the proposal result in a need for new systees, or batential alterations to the following: a. Power or natural gas? b. Communications systems?C. Water availability? d. Sewer or septic system? —Lh= e. Stora water drainage? f. S0119 vests and disposal? t 17. HUMAN 1WAM, Will the proposal result in: _� a. Creation of any health hazard or potential hazard (excluding mental t health)7 —_ ?C b. Exposure of people to potential health hazards? _- 18. AE-STMICS Will the proposal result in the Obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? X 19. RECREATION. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? v — 20. CULTURAL RESOURCES. a. Will the proposal result in the al*Aration or destruction of a prehistoric or historic archaeological site? }� b. Will the proposal result in adverse physical or aesthetic effects to a v prehistoric or historic building, structure or object? c. Does the proposal have the potential to cause ap"ical change which would affect unique ethnic cultural valued d. Will the proposal restrict existing religious or sacred uses Within the potential impact area? X AISCiJSSTON OF r+1W2ROIVMEt�zr•ar EVAIL See attached. -4- DISCUSSION OF ENVIRONMENTAL EVALUATION AP # 30-36-82, 83, 84 lb,c,e,f,3b,c,f: The applicant has stated that approximately 70,000 cubic yards of dirt will be moved in constructing this project. This will be necessary for leveling the site in construction of on-site roads e_:,d other facilities. While this grading will change absorption rates, drainage patterns and the rate' and amount of surface runoff, it is planned in order to provide on-site drainage and to solve currently existing problems, both on the property and on adjacent properties to the south. The end result will be a storm drainage system that will provide much better drainage for the area than currently now exists. See the attached information provided by the applicant. lh: All of Butte County is located within a Moderate Earthquake Intensity Zone VIII. The subject property is located approximately 2 miles southwest of faults associated with the Foothill Shear Zone which supported the 1975 Oroville earthquake. Construction of buildings to Uniform Building Code Standards for seismically active areas should provide adequate protection to occupants in case of seismic activity. 3d,j: Portions of the easterly part of the property are subject to flooding from Ruddy Creek. The area subject to.flooding is shown as recreation area and recreational v9hicle storage area on the applicant's site plan. Information submitted with the application discusses potential berming and channelization of Ruddy Creek in order to both improve the creeks flood handling capabilities and to protect the property from additional flooding. The project will be conditioned to meet the requirements of the Thermalito Area Drainage Plan. That Pian indicates a trapezoidal channel with a 40 ft. wide bottom section along Ruddy Creek. The applicant should be required to daeA right-of-way for eventual construction of the Ruddy Creek drainage channel in accordance with the Thermalito Area Drainage Plan. 6a: Introduction of 156 housing units and associated traffic will increase noise levels in an area where virtually no noise is generated at the present time. The noise generated however, should be in keeping with other development in the immediate vicinity. 6b: The northwest corner of the property is adjacent to the 55 dB noise contour associated with the Oroville Airport. This contour is based on current and projected traffic to the year 2000. While some concern exists for mobile home and multi -family dwellings within the 55 dB contours, no such concerns exists either for developments of those types or this project in areas located outside the noise contour. It should be noted that occasional single event noise levels associated with business jets, multi -engine aircraft, helicopters, etc. could produce noise levels in excess of 55 dB. These would be short term events that would only affect outdoor activitiesduring the actual overflight. 7: Development of this nature is likely to have outdoor street lighting. Because of the proximity of the airport and neighboring developing any outdoor lighting should be directed away from neighboring properties and downward. 12: If successful, this project could lead to similar projects on currently undeveloped properties in the area. 13a,c,f: Traffic accessing this project will represent a cumulative increase in traffic and traffic hazards in the area. Traffic generated by this project will most likely utilize 18th Street and Grand Avenue to access major arterials in the area. Intersections that may be impacted would incl>>de 18th Street and State Highway 162 to the south and the Grand Avenue/Nelson Avenue pair at State Highway 70 to the northeast. Other projects in the Thermalito area have been conditioned to pay a pLo rata share towards traffic signal installation at these intersections.` 13e: Additional development in the vicinity of Oroville Airport could eventually impact the ability of the airport to provide services for larger aircraft. It is recommended that the applicant grant an avigation easement to the City of Oroville. 14a,b,d,e,f: This project will represent an incremental increase in demands for public services in the area. 'J 14C: The Thermalito School District has indicated that development of 156 homes within their district will impact their ability to provide services. However, the District has indicated that an adult only park would not impact the school district and no further documentation would be necessary. The application indicates that the park is to be operated as a adult only community and, therefore, no primpacts to oe ject shouldbecconditioned, orhool district smitigation hould e measures attached, that would limit the park to adult only occupants. Should the demand for a family type housing develop in the future, new hearings would be required and the questions of impacts to the school district and other facilities would be -add ressed at that time. Recommended Mitigation Measures: 1. All exterior lighting to. be directed .downward and away from neighboring parcels. 2. Grant an avigation easement to the City of Oroville. :i 3. Grant to the County of Butte right-of-way for the Ruddy'Creek Drainage Channel pursuant•.to the Thermalito Area Drainage Plan. 4. Provide a covered bus stop to be used by both Thermalito School District or Union School District and public bus service. 5. Pay pro rata share in the traffic light fund for the Thermalito i area. • `. '� �: ;`�.:. ��I :,. Applicant: Ruddy Creek Estates Assessor's Parcel f Partnership AP 30-36-82, 83, 84 Log 6 89-02-24-01 DATA SHEET A. Prosect Description 1. Type of Project: Use Permit 2. Brief Description: A proposed manufactured housing community to be operated as a rental mobile home park under one ownership. 3. Location: On the southeast corner of Feather Avenue and 18th Street, in the :hermalito area, west of Oroville.. 4. Proposed Density of Development: 5.9 dwelling units per acre. 5. Amount of Impervious Surfacing: 70-80%. 6. Access and Nearest Public Road(s): Property fronts on 18th Street and Feather Avenue. 7• Method of Sewage Disposal: CSA 26 (SCOR sewer system). 8• Source of water Supply: Thermalito Irrigation District. 9. Proximity of Power Lines: To property. 10. Potential for further land divisions and developnent: None. B.. Environmental Setting Physical Environment - 1. Terrain a. General Topographic Character: Gently rolling valley lands. b. Slopes: Generally 5 -lo%. C. Elevation: Approximately 200 ft. A.S.L. d• Limiting Factors: Some areas of steeper slopes along 2. Soils the 16th Street right-of-way. a• Types and Characteristics: Redding gravelly loam, generally 1-2 feet deep over clay. b. Limiting Factors: Shallow soils and slow permeability. 3. Natural Hazards of the Land a. Earthquake Zone: Moderate Earthquake Intensity Zone VIII. b. Erosion Potential: Moderate C. Landslide Potential: None d. Fire Hazard: Unclassified e. Expansive Soil Potential: High 4. Hydrology a• Surface water: 'Ruddy Creek crosses the easterly portion of the property. Natural drainage swales • U ® y cross the ,remainder of ; t2:e ro ert ` r ih locations. P. p y �yri►arious b. Ground Water:,Abiuidant valley aquifors. •,:.;''''<::: c. Drainage Characteristics: Property drains`gsnorally to the east to Ruddy Creek. d. Annual Rainfall (normal): 24-26" per year. e. Limiting Factors: Setback from Ruddy Creek. Portions of the area shown as recreational vehicle storage area are subject to flooding according to the FEMA maps. S. Visual/Scenic Quality: 6. Acoustic Quality: Fair 7. Air Quality: Good, except during periods of stagnant valley air. Biological Environment: 8. Vegetation: Orchard remnants. 9. Wildlife Habitat: Small birds and animals common to valley suburban areas. &ltural Environment: t. 10. �chaeological and Historical Resources in the area: Low sbnsitivity area. 11. tte County General Plan designation: Low Density sidenti.al . 12. lsting Zoning: A -R 13. lsting Land Use on-site: Orchard remnants (fig and o'ives), one single-family dwelling and assorted associated tbaildings that will be removed. 14. S rrounding Area: a Land Uses: Generally single-family dwellings at urban to suburban densities. b Zoning: A -K C. Gen. Plan Designation: Low Density Residential. Parcel Sizes: Co,ulty minimum size lots up to 5 acre. parcels. Population: Urban to suburban densitlas. 15. 'racter of Site and Area: Urban fringe area. 16. rest Urban Area: Oroville. 17• event Spheres of Influence: Orovill.e, Thermalito igation District, CSA 26. 18. rovements Standards Urban Area:' yes. 19.. a Protection Service: Nearest County (State) Fire Station: Nelson Avenue Station ;63. Water Availability: Hydrants. Thermalito Irrigation District 20. ols in Area: Thermalito Union School District and 'ills Union High School District. J ' L 'yf ...J;m►y,r:W...b:�PitlG+�d:.arr: ar+trll�e:ec...,y....o:im_-�...++-.•.._.._..... ._.. RUDDY CREEK®TATES ENVIRONMENTAL ;,IMPACTS AND: MITIGATION_ MEASURES 1. AS WITH ANY DEVELOPMENT OF LAND INTO HOUSING, THERE WILL BE CERTAIN IMPACTS UPON THE ENVIRONMENT. THIS PROJECT SHOULD BE THE SAME AS ANY CONVENTIONAL RESIDENTIAL USE. THERE WILL BE AN INCREASE IN POPULATION. THE ADULT NATURE OF THIS PROJECT WILL MINIMIZE THIS IMPACT, AND SHOULD NOT IMPACT THE SCHOOLS AT ALL. WITH POPULATION'COMES AN INCREASE IN UTILITY CONSUMPTION AND PUBLIC SERVICES. THE LOCAL AGENCIES HAVE ASSURED US THAT THEIR SYSTEMS ARE MORE THAN ADEQUATE FOR THE PROPOSED USE. THIS IS ESPECIALLY TRUE SINCE THE PROJECT IS IN KEEPING WITH THE MASTER PLAN OF LP.ND USE. TRAFFIC WILL INCREASE A MINIMAL AMOUNT. STUDIES HAVE SHOWN THAT DEVELOPMENTS OF THIS SORT GENERATE LESS THAN 4 TRIPS PER DAY PER HOME, FAR FEWER THAN R-1 USES WITH CHILDREN,. ONE OF THE MAJOR BENEFITS OF THIS TYPE OF PROJECT IS THAT IT TENDS TO PROVIDE ITS OWN RECREATIONAL AMENITIES AND A SENSE OF SECURITY AMONG ITS RESIDENTS. BY THE FAIR AND UNIFORM ENFORCEMENT OF REASONABLE RULES AND REGULATIONS, THERE IS A HIGHER DEGREE OF CONTROL WITHIN THE COMMUNITY. THIS IS ONE OF THE MAJOR ADVANTAGES OF THIS TYPE OF LIVING, AND THE RESIDENTS ARE SUPPORTIVE OF THIS CONCEPT. POLICE AND.FIRE SERVICES ARE USUALLY REQUIRED FAR LESS IN THESE UNITS THAN ANY OTHER DEVELOPMENT. IT SHOULD ALSO BE POINTED OUT'THAT THE STREETS, STREET LIGHTING, SEWER, WATER AND GAS SYSTEMS IN THE PROJECT ARE ALL PRIVATELY OWNED AND MAINTAINED: THUS LESSENING THE COSTS OF MAINTENANCE TO THE VHRIOUS AGENCIES. WITH THE ARCHITECTURAL CONTROL PROPOSED, THE UNITS WILL APPEAR t SIMILAR IN EVERY RESPECT TO CONVENTIONAL HOMES, AND WILL ATTRACT A SUBSTANTIAL AND HIGH QUALITY TYPE OF CLIENTELE THAT WILL BE AN ASSET Tu THE REGIONAL COMMUNITY AND ENHANCE THE TAX BASE AND RETAIL SUPPORT FOR LOCAL BUSINESSES. m RUDDY CREEK&RTES ENVIRONMENTAL SETTING n THE SITE AS IT NOW EXISTS SLOPES FROM THE NORTHWEST TO THE SOUTHEAST CORNER, WITH A GRADUALLY DEEPENING SWALE WHICH DIRECTS MOST OF THE RUNOFF TO THE SOUTHEAST CORNER. THERE IS ACTUALLY A PROBLEM AT THE END OF MARJORY STREET, AS IT SLOPES TO THE NORTH AND HAS NO ADEQUATE DRAINAGE FACILITY TO ACCEPT THIS FLOW. WITH THE COOPERATION OF THE ADJOINING LANDOWNER WHOSE PROPERTY IS IN JEOPARDY, THIS PROBLEM CAN BE RECTIFIED DURING CONSTRUCTION OF THE PROPOSED PROJECT. FOR ONE THING, MOST OF THE FLOW OFF OF THE SUBJECT PROPERTY WILL BE CARRIED IN THE PROPOSED STREETS, AND WILL NO LONGER ARRIVE AT THE END OF MARJORY STREET. THERE IS AN OLD FARMHOUSE AND SOME OUTBUILDINGS THAT ARE PROPOSED TO BE DEMOLISHED. CURRENTLY, THE PROPERTY HAS NUMEROUS OLD FIG TREES AND YOU140 OLIVES, BUT HAS BEEN UNCARED FOR IN RECENT YEARS. MOST OF THESE TREES ARE UNSUITABLE FOR THE FINISHED PROJECT, AND WILL BE REMOVED AND NEW LANDSCAPING INSTALLED. SOIL IS REDDISH -IN COLOR, 3RANULAR IN TEXTURE, AND APPEARS TO BE QUITE STABLE AND SUITABLE FOR THE PROPOSED GRADING. OTHER THAN SOME AGGRESSIVE DOMESTIC DOGS FROM THE SOUTHERLY PROPERTIES, NO OTHER ANIMAL LIFE WAS OBSERVED ON THE SITE. SINCE THE SITE IS AT THE HIGH POINT OF THE EXISTING COUNTRYSIDE, THERE IS A SCENIC VISTA TO THE NORTH AND EAST, WITH A VIEW OF THE HILLS IN THE DISTANCE AND PARTICULARLY TABLE MOUNTAIN. SURROUNDING PROPERTIES TO THE SOUTH ARE DEVELOPED WITH OLDER SINGLE FAMILY HOMES ON LARGE LOTS. THEY ARE FAIRLY WELL MAIN— TAINED AND PRESENT A PLEASANT APPEARANCE OF A RURAL SUBDIVISION. TO THE WEST, THE LAND IS UNDEVELOPED IN THE CITY OF OROVILLE. AT THE NORTHWEST CORNER, ACROSS FEATHER AVENUE, THERE IS ONE LARGE HOME ON A LARGE LOT. OTHER THAN THIS, THE NORTHERLY PROPERTIES ARE UNDEVELOPED, AND SLOPE AWAY FROM THE STREET. EASTERLY OF THE PROPOSED PROJECT, THE LAND DROPS OFF RAPIDLY TO A POTENTIAL FLOOD PLAIN AREA ADJACENT TO RUDDY CREEK. IT IS LIKELY THAT SOME BERMING AND CHANELLIZATION OF THE CREEK COULD IMPROVE THE CAPACITY OF THE CREEK TO CARRY STORM WATER, AND MAKE THIS PORTION OF THE PROPERTY SUITABLE FOR THE AMENITIES PROPOSED. WE WOULD PROPOSE TO ENLARGE THE STREAM CHANNEL IN SUCH A WAY THAT ITS NATURAL APPEARANCE WOULD NOT BE DESTROYED. LANDSCAPING PROPOSED FOR THE DEVELOPMENT WILL BE OF NATIVE PLANTS AND TREES, TO PROVIDE A NATURAL—APPEARING WOODSY SETTING THAT BLENDS INTO THE SURROUNDING PROPERTIES AND THE REGION.