Loading...
HomeMy WebLinkAbout042-160-080BUTTE COiTN `Y�AIRPORT. LAND USE L�MIVIISSION, j:. + 1 1. ,,. �^i W,ir".t `;. �Ja' a is ^'. :f .. s..w •-i�' " �' �~ ".' ALVC :COUNTYCENTER'DRIVE, OROVILLE; CA. -95965 Indentification # H'G "ALIACOV- a APPLICATION:. FOR;CONSISTENCY.FINDINGS__ , PROJECTPROPONENT J yri 1? r •y ,,.x w 4 i7 .r s . + Property Owner: Janice Egan Date of Application: 7/18/08 Mailing Address: 2030 Bidwell Avenue Phone Number: (530) 828-6006 Chico, CA 95926 E-mail Address: Agent (if any) William Dinsmore / Rolls, Anderson & Rolls Phone Number: (530) 895-1422 Mailing Address: 115 Yellowstone Drive E-mail Address: wdinsmore@rarcivil.com Chico, CA 95973 FROM% AL 2 3 MOR 1 �.• r t . .. �, _.. .'' ...- .3T: rt �' W `v ,�:.t. . `!� (dpY � ft ..i - [. rr PROJEC'I'ATIONf n ;.. : s 4 ..�:fi. 1 d' . L. r i i;.C'.+ ..3. - ry . :�iyV['S71�A�-. ` s•, ri•' :. Street Address: 2030 Bidwell Avenue, Chico, CA 95926 Assessor's Parcel No. 042-160-080 Parcel Size 1.37 acres Subdivision Name: Tentative Parcel Map 08-02 Zoning: SR - 1/2 SITE PLAN: Attach 24 copies of a accurately -scaled, detailed site plan showing location of structures, open spaces, water bodies, and the height of structures and trees; include additional project description data as . needed. Plan sheets shall be no larger than 11"x17" and a digital copy is encouraged. Flight Hazards: - Does the project involve any characteristics which could create electrical interference, confusing lights, glare, smoke, or other electrical or visual hazards to aircraft flight? ❑ Yes ❑✓ No Does the project have the potential for attracting birds? ❑ Yes ❑✓ No If yes to either, explain below: Height Data: Height above Ground of Tallest Object(including antennas & trees 30 ft. - Alk `i r rt. " 4". LANll'iJSE SLJIVIMARY �. r rr I � ' �.w.5.'w � =Ex><sting Land.Use r _ f._ T+ i � gnf „�- t 0 1 _ r *. Y a. r � ,t� ���, ,y � �:� +µ � ry`:� �'7 "tt ''� y � '� `..�...�" '�.• n:, �w....i+1 L�.f�%-n �'.".LG-Il'J�. • �tt� '.l' K Total " Density a :Proposed ,Zoning _- SizeF-Dwelling(dwellmg _(acres) ,. t - r x ,- ?=Units'` .units/acre Single Family Residential SR - 1/2 1.37 2 IF 2 Examples of Land Use: Parks, Roads, Commercial, Low Density Residential, Schools, Industrial, Open Space Reserv:, Public Facilities, etc. Examples of Zoning: R -I (Single Family Residential), PUD (Planned Unit Development), C-2 (General Commercial),; A -R (Agricultural Residential), etc: For non-residential land uses, indicate the maximum number of people on site and indicat=e the method used to determine this number (i.e. church membership, number of parking spaces, etc.) Signature - Date Z� (roj/V_/ ect Propone j _ _ =r'�" U!.,saw,�tw; ,a� ,.r .-- x�+rra.rr •-. ;,..�K.� ti� *',F.�,�,Fw Fr R!►""'�,'�S+��L�t"�^" r.����� +REFERRING AGENCY (MBE COMPLETED=BY AGENCY STAFF). •!':5.w, ts��MNt #ie?i,Ar:'.J_.ispff;e.et2...C./R^a�.-i.!.[a,:ik",{f`a6,+t+1?..al:.'kaT:A91... _".P2iE=kms fe2+.-....tk.V4 St�. Date Received Type of project: Agency's Project Number ❑ General Plan Amendment ❑ Zoning Amendment Agency Name ❑ Rezone ❑ Subdivision Staff Contact ❑ Use Permit ❑ Public Facility Phone Number ❑ Other ALUC Fee Collected $ _ K:\Planniog\FORMS\APPLICATIONS\ALUC_Application.doc Reviscd 08/23/06 JUL ?Z"M b1VZL0i-%#FNT .. .. R.AR 115 YELLOWSTONE DRIVE • CHICO, CALIFORNIA 95973-5811 • TELEPHONE 530-895-1422 • FAX 530-895-1409 ROLLS I ANDERSON & ROLLS' CIVIL' ENGINEERS,-, July 22,.2008 Butte County Airport Land Use Commission ` t. c/o Mr: Mark Michelena Butte County Planning Department • 7 County Center Drive 1"1E' . . Oroville, CA 95965 JULY 2 3 2008 SUBJECT: APPLICATION FOR CONSISTENCY:FINDINGS JUMT , JANICE EGAN - 042-160-080 Dear Mark: Enclosed are the following as,they pertain to the subject project ; ; Y 1. Completed and signed application form. JUL-i , _ rt AEYL'Lc namSLFRVICES'. 2. -Application fee in the amount of, $1,760.90. 3. 24 copies of an 11 N1.7" of the project Site Plan for the subject property: 4.' Five copies of the Compatibility Map for the Ranchero Airport with the subject parcel delineated in"'.red. " i We look forward to this project going -before the ALUC Board. Please notify us of the project's placement on the agenda. Also, please do not hesitate to contact us should you need anything further. - r! - Sincerely, ROLLS, ANDERSO t � ROLLS ' William Dinsmore t E Enclosures cc: Janice Egan - T:\Data\PROJECTS\05189\Michelena 072208.wpd Good Moring Bill, Page 1 of 1 Michelena, Mark From: Michelena, Mark Sent: Monday, July 28, 2008 8:21 AM To: 'Bill Dinsmore' Cc: 'Egan, Janice' Subject: Janice Egan Good Moring Bill, I received the ALUC application for the Janice Egan TPM. As discussed at the May 2008 ALUC meeting, the project would be considered inconsistent with the B2 Compatibility Zone for the Ranchaero Airport. It was my understanding that the applicant would apply under the Special Conditions Section 2.4.4(f). This section gives the Airport Land Use Commissioners the ability to find a normally inconsistent project, compatible with the BCALUCP. In order to use that section, the applicant or their representative, not ALUC, must demonstrate that special conditions apply to a particular development proposal. There were no special conditions or findings submitted in with the application. Is the applicant going to use Section 2.4.4(f) or are they going to use the normal review for determination. If they use.the normal review, staff will recommend that the project is inconsistent. If they want to use the Special Conditions section, please provide the necessary findings that special conditions exitst to support a determination of compatibility. Please let me know how you want to proceed. Thank you. Sincerely, Mark Michelena Senior Planner, Planning Division Butte County Department of Development Services 7 County Center Drive, Oroville, CA 95965 (530)538-7376 (530) 538-5366 Fax mmichelena@buttecouniy.net 7/28/2008 115 YELLOWSTONE DRIVE • CHICO, CALIFORNIA 95973-5811 • TELEPHONE 530-895-1422 • FAX 530-895-1409 f� - RAR ROLLS ANDERSON ,& ROLLS . CIVIL ENGINEERS July 30; 2008 s� BUTTE Butte County°Airport Land Use Commission --- - i COUNTY c/o Mr. Mark Michelena � �,. -AUG 0 4 2OBB Butte County Planning Department jjEV:ivr.�r�iv; h 7 County -Center Drive §EgdICES Oroville, CA 95965 i SUBJECT. EGAN PARCEL MAP APN 042-160-080 COMPATIBILITY PLAN Dear Commissioners: f The subject land division, within the Compatibility Zone` B2 of the Chico Ranchero Air'port, does not meet the requirement for a 5 -acre minimum parcel size. It is our.belief however that the parcel does meet the criteria for infill development as defined in BCALUCP Section 2.4.4, Special Conditions (a) Infill. The criteria for eligibility state that: ► The parcel size is no larger than 20 acres. The subject project parcel size has,.gross acreage of 1.37 acres. LL ► The site Is at least 65%bounded (dlsregardmg,roads) by existirig-uses'slmilar'to, or more. intensive than, those proposed."'This'requirement-does'not apply io' residential'developments that qualify as,infill projects as defined in Section 15.332 (In -Fill Development Projects) of the California Environmental - Quality Act Guidelines. Although the site is only -63.9% bounded by parcels of smaller size (585.8/916.7), this percentage is caused by the long and narrow shape of the subject project parcel, with only the Westerly boundary. -abutting a larger parcel. We believe that although the adjoining parcel to the west (APN 042-160-067) is larger that. it should be considered a similar use, because it is single-family residential and served by the City of Chico sewer under a sewer and annexation agreement.. If this .parcel were to be considered similar, 100% of the subject parcel would be bounded by parcels with similar or more intense use. t ► The Compatibility Plan must be adopted by reference (additionally, the project review procedure must be described in separate instrument presented to and approved byahe:ALUC); and/or ► The general plan must.indicate:th6t all:major;land use actions, aslist Policy, 1:5.8"6 r otherwise agreed to by fhe ALUC; sliall 6e referred to `the Commission'' 6 - .".for review..in accordance with thepolicies of Section 2.3. T:\Data\PROJECTS\05189\Michelena 073008.wpd A These decisions should be made by the ALUC at the presentation meeting for this project. ' In summary,�we'believe that although the parcel to the west is larger than the proposed project parcels, that 100% of the bounded parcels have similar use and/or more intensive than those of the proposed project parcels. Should the ALUC not be able to make this finding, we believe , that although the site is only 63:9% bounded by parcels of more intensive use than the 65% ' -which is required, that this small percentage difference is due to the unusual long and narrow shape of the proposed project parcel which is a special condition. 4 Please notify,us should you need anything further regarding this issue. We look forward to hearing. from the ALUC in a timely manner. . Sincerely,' ° j ROLLS;. A DERSON &ROLLS } ' William Dinsmore cc: Janice Egan . - � _ ;` r • f t '( ty.� k -rel ',} .. > T:\Data\PROJECTS\05189\Michelena 073008.wpd :, 3 Butte County Department of Development Services Planning Division Airport Land Use Commission . September 17, 2008 Meeting AGENDA ITEM — E.1 TO: Honorable Chair and Airport Land Use Commission FROM: Mark Michelena, Senior Planner DATE: September 17, 2008 ITEM:. ALUC File No. ALUC08-0006 Janice Egan, Tentative Parcel Map, APN 042-160-080 A consistency review of a proposed tentative parcel map to divide a 1.37 acre parcel into two lots (0.83 acres -and 0.54 acres). The parcel is located in the "B2" Compatibility Zone of the Ranchaero Airport. The parcel is located on the north side of Bidwell Avenue, at 2030 Bidwell Avenue, Chico. SUMMARY: The project proposes a tentative parcel map to divide a 1.37 acre parcel into two residential lots (0.83 acres and 0.54 acres). The project parcel is located within the "B2" Compatibility Zone of the Ranchaero Airport. The sizes of the proposed parcels do not meet the minimum requirements of the Airport Compatibility Zone B2. The applicant has requested under Section 2.4.4(f), Other Special Conditions, of the Butte County Airport Land Use Compatibility Plan. (BCALUCP) that the incompatible use be determined to be acceptable. No staff recommendation is proposed due to the requirement of ALUC to determine appropriate findings per the 2000 Butte County Airport Land Use Compatibility Plan under Section 2.4.4 (f), Other Special Conditions. BACKGROUND: • The applicant and their representative discussed their project with ALUC on May 21, 2008 as an item not on the agenda and deemed to be inconsistent due to the proposed lot sizes. • The applicant submitted the proposed Tentative Parcel Map under Section 2.4.4(f), Other Special Conditions, of the Butte County Airport Land Use Compatibility Plan. • The project parcel is 1.37 acres and is developed with one single-family dwelling (to remain) and one accessory building (to remain). • The property is within the sphere of influence of the City of Chico and is zoned by Butte County as SR -1/2 (Suburban Residential, 1 -acre minimum) and has a General Plan Land Use Designation of Low Density Residential. ■ Butte County Department of Development Services ■ Airport Land Use Commission September 17, 2008 ■ ■ Janice Egan Tentative Parcel Map - ALUC08-0006 ■ Page 1 of 7 ■ it ... ._. , r• .. r .. .. �� ,i .. . �; • The propos ed•subdivisioil map would create 2single=family residential lots with a density of C ' approximately' 1.46 dwelling units per acre. r .^ • 'The parcel sizes would-be 0.83 acres and 0.54 acres. ' ANALYSIS: • The project site'is located' approximately 0.52 miles northwest of the end -of, and 0.12 miles: ` 'The the west of the extended centerline of, runway 14:32. • The project.site is within Airport Compatibility Zone "B2" (Extended Approach/Departure Zone).,s s . i • This project,is not a major land use action as defined {by Policy 1.5.3 of the 2000 Butte County Airport Land Use Compatibility Plan (ALUCP). • ' The primary_'compatibility . criteria for the -"B2" • Compatibility Zone is shown on the 1� following table: , '. 4. # - Zone., ' Maximum Densities ;r Req'd Open Land Additional Criteria , • Residential J # - Zone., ' Maximum Densities ;r Req'd Open Land Additional Criteria , • Residential _ Prohibited Uses Other Use (du/ac)' Units Density Development Consistency' Conditions with the ACLUP Children's schools, Deed notice . 4�`, B2'`. µ<0.2 1.46 du/ac day care center, required.. r , Extended Approach/, • (average ' libraries, hospitals, Airspace Departure Zone parcel size > 5.0 20% - nursing homes, review for ,, acres) highly noise -sensitive 'objects >100 a . uses, hazards to flight feet tall. Extracted from Table 2A of the 2000 ALUCP ' Proposeduse: Airport, Size Dwelling _ Proposed Uses — Zone Use (Acres) Units Density o Open Space /o Consistency' with the ACLUP B2, Residential 1.37 gross ' 2 1.46 du/ac 0% No .! _ r •~� • The residential density of :146 dwelling units per: acre and proposed parcel sizes (0.83 acres , land 0.54 acres) of the project is not consistent with Airport Compatibility Zone B2. , • ' The project site 'is located,outside of the 50 dB CNEU noise contour.." (see attached Exhibit • • • , C) .+ •' The project site is located outside of the 60% probability area for Accident Risk for landings - from the north and his'right at the outer edge of the 60% probability area for Accident Risk ,.o for takeoffs to the north. (see attached Exhibit D) , Y �- •' The 20%o open space requirement of the project is 11,935 square feet. The project is not, ' proposing to provide open space; however, approximately 15% of the `iB2" Compatibility rA. F. r ■ Butte County Department of Development Services ■ Airport Land Use Commission September 17, 2008 ■ i �. Janice Egari Tentative Parcel Map - ALUC08-0006 ■ Page 2 of 7 ■ P r •~� • The residential density of :146 dwelling units per: acre and proposed parcel sizes (0.83 acres , land 0.54 acres) of the project is not consistent with Airport Compatibility Zone B2. , • ' The project site 'is located,outside of the 50 dB CNEU noise contour.." (see attached Exhibit • • • , C) .+ •' The project site is located outside of the 60% probability area for Accident Risk for landings - from the north and his'right at the outer edge of the 60% probability area for Accident Risk ,.o for takeoffs to the north. (see attached Exhibit D) , Y �- •' The 20%o open space requirement of the project is 11,935 square feet. The project is not, ' proposing to provide open space; however, approximately 15% of the `iB2" Compatibility rA. F. r ■ Butte County Department of Development Services ■ Airport Land Use Commission September 17, 2008 ■ i �. Janice Egari Tentative Parcel Map - ALUC08-0006 ■ Page 2 of 7 ■ Zone is zoned A-40 and in current agricultural production. Approximately 39% of.the `B2" Compatibility Zone area to the south of the airport is zoned A-10, with most parcels at least 10 acres in size. This area is developed with scattered single-family dwellings and agricultural uses. SPECIAL CONDITIONS (Section 2.4.4): Other Special Conditions • Under the Butte County Airport Land Use Compatibility Plan (BCALUCP) Section 2.4.4(f), Other Special Conditions, the applicant can request that a normally incompatible use can be considered compatible because of terrain, specific location, or other extraordinary factors or circumstances to the site. - After due consideration of all the factors involved in such situations, the Commission may find a normally incompatible use to be acceptable. In reaching such a decision, the Commission shall make specific findings as to why the exception is being made and that the land use will not create a safety hazard to people on the ground or aircraft in flight nor result in excessive noise exposure for the proposed use. Findings also shall be made as to the nature of the extraordinary circumstances which warrant the policy exception. - The burden for demonstrating that special conditions apply to a , particular development proposal rests with the project proponent and/or the referring agency, not with the ALUC. The granting of a special conditions exception shall be considered site specific and shall not be generalized to include other sites. - Special conditions which warrant general application in all or, part of the influence . area of one airport, but not at other airports, are set forth in Chapter 3 of this Compatibility Plan. • The applicant has submitted the following information to support their request for a determination of compatible. A. Due to substantial compliance with infill provisions, it would appear that "other special conditions" provisions would allow for situations such as this project to be deemed consistent with policy and guidelines. A detailed analysis of compatibility factors are as follows: 1. The proposed development, located in the airport B2 compatibility zone, is surrounded by developed parcels less than 5 acres, with five parcels, north and east, ranging from 0.18 to 0.27 acres and a 1.12 acre parcel to the west. The majority are part of the subdivision, Silver Tree, to the north. (See Exhibit — to be provided by the applicant at the hearing) 2. The proposed development is clustered within a higher density residential area to the north and east and is consistent with all existing developed parcels in the ■ Butte County Department of Development Services ■ Airport Land Use Commission September 17, 2008 ■ ■ Janice Egan Tentative Parcel Map - ALUC08-0006 0 Page 3 of 7 ■ surrounding "B2" Compatibility Zone that do not have open space previously set aside. 3. The proposed development is located as far as practical and consistent with surrounding developed parcels, from the extended runway centerline and from normal aircraft flight paths on those portions of the site in . the "B2" Compatibility Zone. (See Exhibit — to be provided by the applicant at the hearing) 4. The applicant's proposed land division of 1.37 acres in which There will be one single-family residence with garage on 0.87 acres and one single-family dwelling with garage on 0.50 acres in not only consistent with the current residences on Bidwell Avenue and surrounding subdivision, it is approximately 30% less dense than even those developed parcels in the "Bl " Compatibility Zone. (See Exhibit - to be provided by the applicant at the hearing) 5. Noise exposure levels of Ranchaero Airport are not veridical in comparison to Chico Municipal Airport. First, Ranchaero Airport is a privately owned airport. Cal Trans & DOT took away public status requiring the pilot/aircraft to received written permission from the owner/manager, Gary Griggs tc approach/land. (This is due to a height issue of existing trees located on private property and in a Coun , right-of-way.) There are no night flights. Pilots have not been able to fly in or out at night for 10 years. Chico Municipal Airport reports 138 flights per day, whereas Ranchaero Airport reports 96 per week, in wh :ch touch and go practice flights are logged to the total of Ranchaero Airport by :ocal pilots. (See Exhibit/Airport Statistics — to be provided by the applicant at the -searing) 6. A deed restriction and condition applied to the proposed project would include the acknowledgement of airport proximity. 7. Safety risks are minimized (see #S above) and proposed development is not only consistent with surrounding developed parcels, but is approximately 30% less - dense than the majority. of parcels in the "B2" Compatibility Zone in the project. area. B. The applicant has submitted findings, with supporting data, as requir✓d by the "Other Special Conditions" (refer to exhibits) and asks the Airport Land Use Commission to review and consider this data which will not set a precedent or is not in violation of policies, when it determines if other special conditions exist. Infill • Under the Butte County Airport Land Use Compatibility Plan (BCALUCP) Section 2.4.4(a), Infill, where development not in conformance with the Compatibility Plan already exists within the Compatibility Zones "B2" and "C", infill development similar land uses may be allowed to occur for said applicant even if such land uses are prohibited elsewhere in those zones, under the circumstances below. Infill development within all zones must be in conformance with this Compatibility Plan. A. One-time determination of eligibility: To avoid the ripple effect of infill development on some parcels permitting additional parcels subsequently to qualify of infill, The ALUC's intent to consider proposed development under these infill criteria, the entity ■ Butte County Department of Development Services ■ Airport Land Use Commission September 17, 2008 ■ ■ Janice Egan Tentative Parcel Map - ALUC08-0006 ■ Page 4 of 7 ■ having land'us6, authority (Butte County 'or affected cities) must' first identify the., r . • : qualifying locations in its general plan or other planning document approved by ' ALUC. This action may take place independently, in conjunction with the process of, amending a general plan for consistency with the ALUC plan, or may be submitted. • by the, local agency for consideration by the ALUC at the time of adoption of the; ' Compatibility Plan. �In any case, the burden to demonstrate that a, proposed development qualifies ai infill rests with the project proponent and/or affected.land' use jurisdiction:. t B' Criteria for eligibility: To qualify for infill development, a parcel shall meet all of the following criteria except as provided below: The parcel size is.no larger than 20 acres. -I. 4' `.The project parcel is 1.37 acres. ' The site is at least bounded (disregarding roads) -by existing uses similar to; or r more intensive than, the proposed use. This requirement does not apply to;, r.' • residential developments that qualify as infill projects as defined in Section 15332' r (Iri=Fill Development Projects) of the California EnvironmentalQuality Act • Guidelines. , The project parcel 'is approximately 65% surrounded by parcels of much smaller sizes •,(585.8 feet/916 ft = 63.9601o). The adjoining parcel to the west (APN 042-,; ". 460-067) is a -single-family residence served by the City of Chico Sewer under k , sewer'and annexation agreement should be considered similar which _allow`:' , :+- 'subject to be considered 100% bounded, rather than exact 63.96%. -•. ` �, , ` • The application substantially complies with the existing surrounding development ^, t•, in, the "B2,'; Compatibility Zone, as well as the "BI " CompatibilityZone. ' (See,, - • F1 Exhibit — to be provided by the applicant at the hearing) •.. ,. }. y e� _•.. ` 'tom . , r11` " - The site is within the perimeter of the area defined by the surrounding, already-,., , 'developed,' incompatible uses. . The project parcel is surrounded by existing, incompatible uses. The project situ is surrounded by parcels less than 5 acres, with six parcels from 0.18 'to 1.•37' ' f r -- acres. - The majority are part of the single-family residential subdivision, i.e., o Silver Tree. (See Exhibit — to be provided by the applicant at the hearing) -The site has not previously been set aside'as open land in accordance with Policys`, - 4:2.5 unless replacement open land is provided within the same compatibility' - zone. i . ' It has not.The site is currently developed with a single family dwelling and a ` detached garage with workshop. No area has been set aside for open space. C. Allowable -density "of development: • The maximum density 'and,lor intensity of - development of an' approved infill site shall not exceed the described below. Further ' increases' in density,' intensity, and/or other incompatible. design or . usage characteristics! (e.g., a use permit, density transfers, addition or second units .c ' -on the`same parcel, height variances, or other strategy) are prohibited. " ' • F 4 For Residential Development: r fid. • • , a - If the size ,of the parcel is greater than 5 'acres but not greater than ' 10 acre, or. if., '!Butte County Department,of Development Services ■'Airport Land Use Commission September 17; 2008 i Butte • ■ Janice Egan Tentative Parcel Map - ALUC08-0006 ■ Page 5 of 7 ■ '` the parcel is 5 acres or less in size but the development proposed does not qualify as an infill development project as defined in Section 15332 (In -Fill Development Projects) of the California Environmental Quality Act Guidelines, then the development density shall be no greater than the overall density represented by all existing lots which lie fully or partially within 300 feet from the boundary of the parcel to be divided. (see Exhibit G) The project parcel is 1.37 acres, but the proposed development does not qualify under Section 15332 of the California Environmental Quality Act Guidelines, since the parcel is not located within city limits. The project site density 0.50 acre/dwelling unit (0.685), which is a 0.4 acres more thanthe average density surrounding development on the north and east boundaries,` which average less than 0.25 acre/dwelling unit. The site is surrounded by developed parcels under 5 acres, with parcels ranging from 0.18 (0.17) to 1.37 (1.12) acres (see exhibits, maps and airport statistics) Ms. Egan's proposed land division of 1.37 acres in which there will be one single- family residence with a garage on 0.87 acres and one single-family residence dwelling with garage on 0.50 acres is not only consistent with the current residences on Bidwell Avenue and the surrounding subdivisions, it is approximately 30% less dense. The project parcel is located in the unincorporated (County) area of the Chico Sphere of Influence. Under the provisions of the Chico Municipal Code 15.36245, this property is eligible for sewer service and will not impact ground water. Please consider that Ms. Egan is not a builder/developer and that previously areas around the project site were developed at a much higher density without regard to individual policies and compatibility zones. The Airport Land Use Commission is encouraged to review this site without regard to past land use decisions. ENVIRONMENTAL DOCUMENTATION: No environmental documentation has been completed for this project by ALUC staff. Your Commission's review of the proposed project and determination of consistency isnot a "project" under the California Environmental Quality Act. Determination of environmental review will be completed during the process of the Tentative Subdivision Map by the Butte County Planning Division. RECOMMENDATION: No staff recommendation is proposed due to the requirement of ALUC to determine appropriate findings per the 2000 Butte County Airport Land Use Compatibility Plan under Section 2.4.4 (f), Other Special Conditions. im Butte County Department of Development Services ■ Airport Land Use Commission September 17, 2008 ■ ■ Janice Egan Tentative Parcel Map - ALUC08-0006 ■ Page 6 of 7 ■ Exhibits: A: List of References B:. Project Location and Compatibility Zones C: Noise Impacts — BCALUCP Exhibit 7E D. Accident Risk Intensity — BCALUCP 7F and 7F-1 E. Applicants discussion onBCALUCP Section 2.4.4 (f) F. Applicants discussion on BCALUCP Section 2.4.4 (a). G. Parcels within 300 feet H. Draft Infill Map for Ranchaero Airport I. Tentative Subdivision Map Z:\ADMINISTRATION\ALUC\ALUC Applications\2008 FILES\Egan ALUC08-0006\AL.UC08-0006 Agenda Report.doc ■ Butte County Department of Development Services ■ Airport Land Use Commission September 17, 2008 ■ ■ Janice Egan Tentative Parcel Map - ALUC08-0006 ■ Page 7 of 7 ■ EXHIBIT A List of References Data supporting the ALUC's findings have been generated from studies and reports prepared by' recognized professionals and agencies with expertise in Airport Land Use Planning and land use compatibility. These include, but are not limited to: Butte County 2000 Airport Land Use Compatibility Plan r wt '. y.':- .. a .f': •. t. .. Y ' •. �'f • 4µ • -'� ,. '�.�.� �r .:,`f $• Y " � �r , a Ary l _ I• i�p' • �. •nor. :�. ; ''3 Background Data: Ranchaero Airport/Chapter 7 Source: Shutt Moen Associates (January 2000) Exhibit 7E Noise Impacts Ranchaero Airport 7-6 EXHIBITE" J Applicants Discussion on BCALUCP Section 2.4.4(f) September 8, 2008 Butte County Land Use Commission c/o Mark Michelena Butte County Planning Department 7 County Center Drive Oroville, CA 95965 SUBJECT: EGAN PARCEL MAP APN 042-160-080 COMPATIBILITY PLAN Dear Commissioners: SPECIAL CONDITIONS (Section 2.4.4): • Under the Butte County Airport Land Use Compatibility Plan (BCALUCP) Policy Section 2.4.4 (f), "Other Special Conditions", an applicant can request that a normally incompatible use still be considered acceptable because of terrain, specific location, or other extraordinary factors or circumstances to the site. After due consideration of all the factors involved in such situations, the Commission may find a normally incompatible use to be acceptable. In reaching such a decision, the Commission shall make specific findings as to why the exception is being made and that the land use will not create a safety hazard to people on the ground or aircraft in flight nor result in excessive noise exposure for the proposed use. Findings also shall be made as to the nature of the extraordinary circumstances which warrant the policy exception. The burden for demonstrating that special conditions apply to a particular development proposal rests with the project proponent and/or the referring agency, not with the ALUC. The granting of a special conditions exception shall be considered site specific and shall not be generalized to include other sites. Special conditions which warrant general application in all or part of the influence area of one airport, but not at other airports, are set forth in Chapter 3 of this Compatibility Plan. Egan Compatibility Plan APN 042-160-080 2 • Due to substantial compliance with infill provisions, it would appear that "other special conditions" provisions would allow for situations such as the Egan proposed development and is not inconsistent with policy and guidelines. A detailed analysis of compatibility factors are as follows. 1. The proposed development, located in airport B2 compatibility zone, is surrounded by developed parcels less than 5 acres, with five parcels North and East, sizes ranging from 0.18 to 0.27 and adjoining parcel to the West, 1.37 acres. The majority are part of single-family residential subdivisions, i.e. Silver Tree. (See Exhibit) 2. The proposed development is clustered within a higher density residential area to the North and East and is consistent with all existing developed parcels in the B2 compatibility zone that do not have open space previously set aside. 3. The proposed development is located as far as practical and consistent with surrounding developed parcels, from the extended runway centerline and from normal aircraft flight paths on those portions of the site in the B2 compatibility zone. Please note the high density residential development in 131 compatibility zone. (See Exhibit). 4. Ms. Egan's proposed land division of 1.37 acres in which there will be one single - residence with garage on 0.87 acres and one single -residence with garage on 0.50 acres is not only consistent with the current residences on Bidwell Avenue and surrounding. subdivisions, it is approximately 30% less dense than even the those developed parcels in 131 zone. (see Exhibit) 5. Noise exposure levels of Ranchero Airport are not veridical in comparison to Chico Municipal Airport.. First, Ranchero Airport is a privately owned airport. CalTrans & DOT took away public status requiring the pilot/aircraft to receive written permission from the owner/manager, Gary Griggs to approach/land. There are NO NIGHT FLIGHTS. Pilots have NOT been able to fly in or out at night for 10 years. Chico Municipal Airport reports 138 flights per day, whereas Ranchero reports 96 per week, in which touch and go practice flights are logged to the total of Ranchero by local pilots. (see exhibit, Airport Statistics) Egan Compatibility Plan APN-042-160-080 3 6. A deed restriction and condition applied to proposed development would include acknowledgment of airport proximity. 7. Safety risks are minimized (see #5 above) and proposed development is not only consistent with surrounding developed parcels but is approximately 30% less dense than the majority in B2. zone and the existing B 1 zone. • The applicant has submitted findings, with supporting data, as required by "Other Special Conditions" (refer to exhibits) and asks the Airport Land Use Commission to review and consider this data which does not set a precedent or is not in violation of policies, when it determines if other special conditions exist. (Specific exhibits, maps, codes, airport statistics will be noted on final draft and presented during meeting) EXHIBIT F September 7, 2008 j Applicants Discussion on BCALUCP Section 2:4A a) Butte County Airport Land Use Commission c/o Mark Michelena Butte County Planning Department 7 County Center Drive Oroville, CA 95965 SUBJECT: EGAN PARCEL MAP APN 042-160-080 COMPATIBILITY PLAN Dear Commissioners: A detailed analysis of compatibility factors of the subject land division within the Compatibility Zone B2 of the Chico Ranchero Airport is listed below with findings which meet the infill criteria (numbered). SPECIAL CONDITIONS (Section 2.4.4): • Under Butte County Airport Land Use Compatibility Plan (BCALUCP) Policy Section 2.4.4 "Special Conditions" (a) Infill- where development not in - conformance with this Compatibility Plan already exists within the Compatibility Zones B2 and C, infill development of similar land uses may be allowed to occur for said applicant even if such land uses are prohibited elsewhere in those zones, under circumstances described below. Infill development within all zones must be in conformance with this Compatibility Plan. One-time determination of eligibility: to avoid the ripple effect of infill development on some parcels permitting additional parcels subsequently to qualify for infill, the ALUC's . intent is that parcels eligible for infill be determined just once. Thus, in order for the ALUC to consider proposed development under these infill criteria, the entity having land use authority (Butte County or affected cities) must first identify the qualifying locations in its general plan for consistency with ALUC plan, or other planning document approved by the ALUC. This action may take the place independently, in conjunction with the process of amending a general plan for consistency with the ALUC plan, or may be submitted by the local agency for consideration by the ALUC at the time of adoption of the Compatibility Plan. In any case, the burden for demonstrating that a proposed development qualifies as infill rests with the project proponent and/or affected land use jurisdiction. _ 1. Infill Criteria -Project meets every one of the infill criteria. The requirement of a map identifying the infill sites for the Ranchero Airport from Butte County has not been approved. At this time, Butte County has not determined whether an infill Map will be prepared, but if it does, the following criteria for eligibility have been satisfied. EGAN 042-160-080 2 - Criteria for eligibility: to qualify for infill development, a parcel shall meet all of the following criteria as provided below: ➢ The parcel size is no larger than 20 acres. 2. Egan lot gross acreage 1.37. ➢ The site is at least 65% bounded (disregarding roads) by existing uses similar to, or more intensive than, those proposed. This requirement does not apply to residential developments that qualify as infill projects as defined by Section 15332 (In -Fill Development Projects) of California Environmental Quality Act Guidelines) 3. The Egan site is approximately 65% surrounded by parcels of much smaller sizes 585.8/916. The adjoining parcel to the west APN 042-160-067 is a single- family residence served by the City of Chico Sewer under sewer and annexation agreement should be considered similar which would allow subject parcel to be considered 100% bounded rather than the exact 63.9%. The application substantially complies with the existent surrounding development 1n the airport B2 compatibility zone, as well as in the B 1 Zone. (Refer to Exhibit) ' ' ➢ The site is within the perimeter of the area defined by the surrounding, already developed, incompatible uses. 4. The subject parcel is surrounded by existing, incompatible uses. The project site is surrounded by developed parcels less than 5 acres, with six parcels, sizes ranging from 0.18 to 1.37 acres. The majority are part of single-family residential subdivisions, i.e., Silver Tree. (Refer to exhibits, maps) ➢ The site has not previously been set aside as open land in accordance with Policy 4.2.5 unless replacement open land is provided within the same compatibility zone. S. It has not. The site is currently developed with a single family dwelling and, a detached garage with workshop. No area has been set aside for open space. Allowable density/intensity of development: the maximum density and/or intensity of development of an approved infill site shall not exceed that described below. Further increases in the density, intensity, and/or other incompatible design or usage characteristics (e.gl, through use permits, density transfers, addition of second units on the same parcel, height •variances, or other strategy) are prohibited. Egan 042-160-080 3 For residential development: ➢ If the size of a parcel is 5 acres or less and the development proposed for that parcel qualifies as an infill development project as defined in Section 15332 (In -Fill Development Projects) of the California environmental Quality Act guidelines, then the development density may be equal to, but shall be no greater than, the density that exists on the most densely developed property that is located within 500 feet of the perimeter of the parcel. 6. The project site intensity averages 0.50 acre/dwelling unit, which is a quarter acre more than the average dense surrounding development on the North and East boundaries which averages less than 0.25 acre/dwelling unit. The site is surrounded by developed parcels under 5 acres, with parcels ranging from 0.18 to 1.37 acres. (See exhibits, maps and airport statistics) ➢ If the size of a parcel is greater than 5 acres but not greater than 10 acres, or if the parcel is 5 acres or less in size but the development proposed does not qualify as an infill development project as defined in Section 15332 (In -fill Development Projects) of the California Environmental quality Act Guidelines, then the development density shall be no greater than the overall density represented by all existing lots which lie fully or partially within a distance of 300 feet from the boundary of the parcel to be divided. 7. See number 6 above. ➢ If the size of the parcel is greater than 10 acres (but no larger than 20 acres), then the development density shall be no greater than double the density permitted in accordance with the Primary Compatibility Criteria (Table 2A). 8. See number 6 above. • Ms. Egan's proposed land division of 1.37 acres in which there will be one single -residence with garage on 0.87 and one single -residence dwelling with garage on 0.50 acres is not only consistent with the current residences on Bidwell Avenue and the surrounding subdivisions, it is approximately 30% less dense. • Ranchero Airport is a private airport, privately owned. There is no night flight traffic and any incoming pilots/aircraft must request written request for approach. Average reported flights are 96 a week as compared to average reported flights 134 per day at Chico Municipal Airport. Egan 042-160-080 4 • This property is located in the unincorporated (County) area of the Chico sphere of Influence. Under the provisions of the Chico Municipal Code 15.36245, this property is eligible for sewer service and will not impact groundwater: (exhibit) Please consider that Ms. Egan is not a builder/developer and that previously areas around the project site were developed at a much higher density without regard to individual policies and compatibility zones. The Airport Land Use Commission is encouraged to review this site without regard to past land use decisions. The submitted findings with supporting data, as required of "Special Conditions" (see exhibits, maps and airport statistics) are set forth for the Airport Land Use Commission to review and consider this data when it determines if special conditions exist. (Maps of current site, surrounding developments, Compatibility Map with zones, airport statistics, municipal codes to be updated in findings and appropriately referenced and exhibited at ALUC meeting.) Wis 6 0 EXHIBIT I Tentative Subdivision Map GA s off` ��•" � i 4-4 ♦ { t_ bow Y \ rJ N AA ss pp 81 a NORTH BUTTE COUNTY AIRPORT LAND USE COMMISSION 7 County Center Drive, Oroville, CA 95965 ■ (530) 538-7601 FAX (530) 538-7785 ■ f REGULAR MEETING OF THE COMMISSION Location: Butte County Board of Supervisor's Room 25 County Center Drive Oroville, CA 95965 Date/Time: Wednesday, September 17, 2008 — 9:00 a.m. x AGENDA r ALL ITEMS ARE OPEN FOR PUBLIC COMMENT A. Pledge of Allegiance. B. Roll Call. j Mark Michelena I f C. Minutes — May 21, 2008. D. Acceptance of the Agenda (Commission members or staff may request additions, deletions, or changes in the Agenda order.) E. ITEMS WITH PUBLIC HEARINGS: 1. ALUC File No. ALUC08-0006; Janice Egan - Tentative Parcel Map, APN 042-160- 080: A consistency review of a proposed tentative parcel map to divide a 1.37 acre parcel into two lots (0.83 acres and 0.54 acres). The parcel is located in the "B2". Compatibility Zone of the Ranchaero Airport. The parcel is located on the north side of Bidwell Avenue, at 2030 Bidwell Avenue, Chico Cv-a ( -- tw"''-) F. ITEMS WITHOUT PUBLIC HEARINGS: ow 4 — C) V� �- 1. General Plan Update Discussion ct u✓ A�Uc,`s r,.1-pu ol 2. Minutes ire F r 3. Additional Fee Charge for ALU C app ications r , G. Correspondence and Commission Announcements (� H. Commiss on Concerns �x ��s cmc �u�-� e Q I. Public Comment on Items Not Already on the Agenda — (Presentations will be limited to five minutes. The Airport Land Use Commission is prohibited by state law from taking action on any item presented if it is not listed on the agenda.) p J. Closed Session. ■ Airport Land Use Commission ■ Agenda ■ September 17, 2008 ■ Page I ■ K. Adjournment. Any disabled person needing'special "accommodation to participate in the Commission proceeding is requested to contact Tina Bonham, Commission Clerk, at (530) 538-7602 prior to the meeting and arrangements will be made to accommodate you. *Copies of the agenda and documents relative to an agenda item may be obtained from the Clerk of the Commission at cost of $0.25 for the first page and $0.06 for each additional page. RULES APPLYING TO PUBLIC COMMENTS 1. Members of the public wishing to address the Commission upon any subject within the jurisdiction of Butte ALUC may do so upon receiving recognition from the Chair at the appropriate time. 2. Comment on items not on the agenda should be made at the time indicated for "Public Comment" on the agenda. The Commission may not act on any matter so raised and will have to put off action until a meeting at which the matter can be put on the agenda. 3. Comment on specific agenda items may be made during the discussion of that agenda item, upon recognition by,the Chair. 4. After receiving recognition, please approach the podium and state your name and address at the microphone before making your presentation, so that the Clerk may take down this information. 5. All documents to be presented to the Commission shall be given to the Clerk of the Commission (original and nine copies) -prior to Call of Order of meeting. Such documents shall be distributed to the Commission and made available for public inspection. This Agenda was -mailed to those requesting notice and posted 72 hours in advance of the meeting, at the following locations: Butte County Administration Building, front entrance and glass case, posted on the Butte County Development Services website at www. buttecounN. net/dds. G:I4DMINISTRATIOM4LUCI4GENDASI200814genda 9-17-08.doc • Airport Land Use Commission • Agenda • September 17, 2008 • Page 2 } OAV bu a- w� Atd.. pt, ry rvt VV Q cw4 " Nl1�t �c e 'tom I','� - CS�2 L` t+ 6e� �� ed ce� CAJ-t C- gel- 44 a'J _ SAES�ATEO�/E • m � - _ . / , �' r `" �. ' ,NOT• TO�.SCALE ';�. Y _ o 1. �A .•. i/' �('' • //- = • Y +� y'. -•* e • ,.k • //' F � - � • s J .� + +�- -A � '* - WOODMONT COURT _ SAES�ATEO�/E SKYLARK DRIVE 7•' m SKYLARK DRIVE 7•' 6"A cvot�A kVLh(ptV,6 Butte County Department of Development Services Planning Division Airport Land Use Commission September 17, 2008 Meeting AGENDA ITEM — E.1 TO: Honorable Chair and Airport Land Use Commission FROM: Mark Michelena, Senior Planner DATE: September 17, 2008 ITEM: ALUC File No. ALUC08-0006 Janice Egan, Tentative Parcel Map, APN 042-160-080 A consistency review of a proposed tentative parcel map to divide a 1.37 acre parcel into two lots (0.83 acres end 0.54 acres). The parcel is located in the "B2" Compatibility Zone of the Ranchaero Airport. The parcel is located on the north side of Bidwell Avenue, at 2030 Bidwell Avenue, Chico. SUMMARY: The project proposes a tentative parcel map to divide a 1.37 acre parcel into two residential lots (0.83 acres and 0.54 acres). The project parcel is located within the "B2" Compatibility Zone of the Ranchaero Airport. The sizes of the proposed parcels do not meetthe minimum requirements of the Airport Compatibility Zone B2. The applicant has requested under Section 2.4.4(f), Other Special Conditions, of the Butte County Airport Land Use Compatibility Plan (BCALUCP) that the incompatible use be determined to be acceptable. No staff recommendation is proposed due to the requirement of ALUC to determine appropriate findings per the 2000 Butte County Airport Land Use Compatibility Plan under Section 2.4.4 (f), Other Special Conditions. BACKGROUND: • The applicant and their representative discussed their project with ALUC on May 21, 2008 as an item not on the agenda and deemed to be inconsistent due to the proposed lot sizes. • The applicant submitted the proposed Tentative Parcel Map under Section. 2.4.4(f), Other Special Conditions, of the Butte County Airport Land Use Compatibility Plan. • The project parcel is 1.37 acres and is developed with one single-family dwelling (to remain) and one accessory building (to remain). • The property. is within the sphere of influence of the City of Chico and is zoned by Butte County as SR -1/2 (Suburban Residential, 1 -acre minimum) and has a General Plan Land Use Designation of Low Density Residential. ® Butte County Department of Development Services m Airport Land Use Commission Septem�er 17, 2008 © Janice Egan Tentative Parcel Map - ALUC08-0006 ® Page 1 of 7 • The proposed subdivision map would create 2 single-family residential lots with a density of approximately 1.46 dwelling units per acre. • The parcel sizes would be 0.83 acres and 0.54 acres. ANALYSIS: • The project site is located approximately 0.52 miles northwest of the end of, and 0.12 miles to the west of the extended centerline of, runway 14:32. • The project site is within Airport Compatibility Zone "B2" (Extended Ap-)roach/Departure Zone). • This project is not a major land use action as defined by Policy 1.5.3 of the 2000 Butte County Airport Land Use Compatibility Plan (ALUCP). • The primary compatibility criteria for the "B2" Compatibility Zone is shown on the following table: Zone Maximum Densities Req'd Open Land Additional Criteria Residential Prohibited Uses Other Zone (du/ac)' (Acres) . Development Density Open Space % Consistency i Conditions Children's schools, Deed notice 132 (averageel Residential day care center, required. Extended Approach/ parcel size > 5.0 p 0 libraries, hospitals, Airspace Departure Zone — acres) 20 /o nursing homes, review for highly noise -sensitive objects >106 uses, hazards to flight p feet tall. -- �... ...v.v a.. a V a •i ��. a, V V V AL V l.0 • Proposed use:. Airport Size Dwelling ?roposed Uses — Zone Use (Acres) Units Density Open Space % Consistency with the ACLUP B2 Residential 1.37 gross 2 1.46 du/ac 0% No • The residential density of 1.46 dwelling units per acre and proposed parcel sizes (0.83 acres and 0.54 acres) of the project is not consistent with Airport Compatibility Zone B2. • . The project site is located outside of the 50 dB CNEL noise contour. (see attached Exhibit, C) • The project site is located outside of the 60% probability area for Accident Risk for landings from the north and his right at the outer edge of the 60% probability area for Accident Risk for takeoffs to the north. (see attached Exhibit D) • The 20% open space requirement of the project is 11,935 square feet. The project is not proposing to provide open space; however, approximately 15% of the "B2 Compatibility ® Butte County Department of Development Services a Airport Land Use Commission September 17, 2008 a 0 Janice Egan Tentative Parcel Map - ALUC08-0006 0 Page 2 of 7 a , Zone is zoned A-40 and in current agricultural production. Approximately 39% of the `B2" Compatibility Zone area to the south of the airport is zoned A-10, with most parcels at least 10 acres in size. This area is developed with scattered single-family dwellings and, agricultural uses. SPECIAL CONDITIONS (Section 2.4.4): Other Special Conditions • Under the Butte County Airport Land Use Compatibility Plan (BCALUCP) Section 2.4.4(f) Other Special Conditions, the applicant can request that a normally incompatible use can be considered compatible because of terrain, specific location, or other extraordinary factors or circumstances to the site. After due consideration of all the factors involved in such situations, the Commission may find a normally incompatible use to be acceptable. In reaching such a decision, the Commission shall make specific findings as to why the exception is being made and that the land use will nct create a safety hazard to people on the ground or aircraft in flight nor result ir_. excessive noise exposure for the proposed use. Findings also shall be made as to the nature of the extraordinary circumstances which warrant the policy exception. The burden for demonstrating that special conditions apply to a particular development proposal rests with the project proponent and/or the referring agency, not with the ALUC. The granting of a special conditions exception shall be considered site specific and shall not be generalized to include other sites. - Special conditions which warrant general application in all or part of the influence area of one airport, but not at other airports, are set forth in Chapter 3 of this Compatibility Plan. • The applicant has submitted the following information to support their request for a determination of compatible. A. Due to substantial compliance with infill provisions, it would appear that "other special conditions" provisions would allow for situations such as this project to be deemed consistent with policy and guidelines. A detailed analysis of compatibility factors are as follows: 1. The proposed development, located in the airport B2 compe-eibility zone, is surrounded by developed parcels less than S acres, with five pa: -cels, north and east, ranging from 0.18 to 0.27 acres and a 1.12 acre parcel to the west. The majority are part of the subdivision, Silver Tree, to the north. (See Exhibit — to be' ' provided by the applicant at the hearing) 2. The proposed development is clustered within a higher density residential area to the north and east and is consistent with all existing developed parcels in the a Butte County Department of Development Services ® Airport Land Use Commission September 17, 2008 ® Janice Egan Tentative Parcel Map - ALUC08-0006 a Page 3 of 7 • surrounding "B2" Compatibility Zone that do not have open space previously'set aside. 3. The proposed development is located as far as practical and consistent with , surrounding developed parcels, from the extended runway centerline and from ` t normal aircraft flight paths on those portions of the 'site in the "B2" • . Compatibility Zone. (See Exhibit — to be provided by the applicani at the hearing) ' 4.' The applicant's -proposed land division of 1.37 acres in which tkere will be one . single-family residence with garage on 0.87 acres and one single family dwelling with garage -on 0.50 acres in not only consistent with the current residences on. "Bidwell Avenue and surrounding subdivision, it is approximately. 30% less: dense than even those developed parcels in the "BI " CompatibilityZope. (See Exhibit T to be provided by the applicant at the hearing) - 5. Noise exposure levels of Ranchaero Airport are not veridical in comparison to Chico Municipal Airport. First, Ranchaero Airport is a privately owned airport. Gal Trans '& DOT took away public status requiring the pilot/aircraft to received written permission from the owner/manager, Gary Griggs to approach/land. • (This is due to a height issue of existing trees located on private property and in a County right-of-wM.) There are no night flights. Pilots have got been able to fly'in or out at night for 10 years. Chico Municipal Airport reports -138 flights -per day, whereas. Ranchaero Airport reports 96 per week, in which touch and go 7.' . . practice flights are logged to the total of Ranchaero Airport by local pilots. (See, Exhibit/Airport Statistics — to be provided by the applicant at the hearing) 6. A deed restriction and condition applied to the proposed project would include•. ` the •acknowledgement of airport proximity. 7. ;Safety risks are minimized (see #5 above) and proposed development is not only S consistent with surrounding developed parcels, but is approximately 30% less T dense than the majority of parcels in the "B2" Compatibility Zo.le in the project ` area. z B. The applicant has submitted findings, with supporting data, as requir-ld by the "Other Special Conditions" (refer to exhibits) and asks the Airport Land Use Commission to . review and consider this data which will not set a precedent or is not in violation of policies, when it determines if other special conditions exist. Infill- Under nfill Under the Butte County Airport Land Use Compatibility Plan (BCALUCP) Section 2.4.4(a),, f ,Infill, where development not in conformance with the Compatibility Plan already exists within the Compatibility Zones "B2" and "C", infill development similar land uses may, be t allowed to occur for said applicant even if such land' uses are prohibited elsewhere in those • • e zones,.,under the circumstances below. Infill development within all zones must be in conformance with this Compatibility Plan. A.. One-time determination of eligibility: To avoid the ripple effect of indill development- Von some parcels permitting additional parcels subsequently to qualify of infill, The . ALUC',§ intent to consider proposed development under these infill criteria, the entity, o Butte County Department of Development Services e Airport Land Use Commission September 17, 2008 ®Janice Egan Tentative Parcel Map - ALUC08-0006 a Page 4 of 7 having land use authority (Butte County or affected cities) must first identify the qualifying locations in its general plan or other planning document approved by ALUC. This action may take place independently, in conjunction with the process of amending a general plan for consistency with the ALUC plan, or may be submitted by the local agency for consideration by the ALUC at the time of adoption of the Compatibility Plan. In any case, the burden to demonstrate that a proposed development qualifies as infill rests with the project proponent andlor affected land use jurisdiction. B. Criteria for eligibility: To qualify for infill development, a parcel shall meet all of the following criteria except as provided below: - The parcel size is no larger than 20 acres. The project parcel is 1.37 acres. - The site is at least bounded (disregarding roads) by existing uses similar to, or more intensive than, the proposed use. This requirement does not apply to residential developments that qualify as infill projects as defined in Section 15332 (In -Fill Development Projects) of the California Environmental Quality Act Guidelines. The project parcel is approximately 65% surrounded by parcels of much smaller sizes (585.8 feet/916 ft = 63.96%). The adjoining parcel to the west (APN 042- 460-067) is a single-family residence served by the City of Chico Sewer under a sewer and annexation agreement should be considered similar which allow subject to be considered 100% bounded, rather than exact 63.96%. The application substantially complies with the existing surrounding development in the "B2" Compatibility Zone, as well as the "BI " Compatibility Zone. (See Exhibit — to be provided by the applicant at the hearing) - The site is within the perimeter of the area defined by the surrounding, already developed, incompatible uses. The project parcel is surrounded by existing, incompatible uses. The project site is surrounded by parcels less than 5 acres, with six parcels from 0.18 to 1.37 acres. The majority are part of the single-family residential subdivision, i. e., Silver Tree. (See Exhibit — to be provided by the applicant at the hearing) - The site has not previously been set aside as open land in accordance with Policy 4.2.5 unless replacement open land is provided within the same compatibility zone. It has not. The site is currently developed with a single-family dwelling and a detached garage with workshop. No area has been set aside for open space. C. Allowable density of development: The maximum density and/or intensity of development of an approved infill site shall not exceed the described below. Further increases in density, intensity, and/or other incompatible design or usage characteristics (e.g., through a use permit, density transfers, addition or second units on the same parcel, height variances, or other strategy) are prohibited. For Residential Development: - If the size of the parcel is greater than 5 acres but not greater than 10 acre, or if ® Butte County Department of Development Services a Airport Land Use Commission September 17, 2008 s 0 Janice Egan Tentative Parcel Map - ALUC08-0006 0 Page 5 of 7 • the parcel is 5 acres or less in size but the development proposed does not qualify as an infill development project as defined in Section 15332 (In -Fill Development Projects) of the California Environmental Quality Act Guidelines, then the development density shall .be no greater than the overall density represented by all existing lots which lie fully or partially within 300 feet from the boundary of the parcel to be divided. (see Exhibit G) The project parcel is 1.37 acres, but the proposed development does not qualify under Section 15332 of the California Environmental Quality Act Guidelines, since the parcel is not located within city limits. The project site density 0.50 acre/dwelling unit (0. 685), which is a 0.4 acres more than the average density surrounding development on the north and east boundaries, which average less than 0.25 acre/dwelling unit. The site is surrounded by developed parcels under 5 acres, with parcels ranging from 0.18 (0.17) to 1.37 ("1.12) acres (see exhibits, maps and airport statistics) Ms. Egan's proposed land division of 1.37 acres in which there will be one single- family residence with a garage on 0.87 acres and one single-family residence dwelling with garage on 0.50 acres is not only consistent with the current residences on Bidwell Avenue and the surrounding subdivisions, it is approximately 30% less 'dense. The project parcel is located in the unincorporated (County) area of the Chico Sphere of Influence. Under the provisions of the Chico Municipal Code 15.36245, this property is eligible for sewer service and will not impact ground water. Please consider that Ms. Egan is not a builder/developer and that previously areas around the project site were developed at a much higher density without regard to individual policies and compatibility zones. The Airport Land Use Commission, is encouraged to review this site without regard to past land use decisions. ENVIRONMENTAL DOCUMENTATION: No environmental documentation has been completed for this project by ALUC staff. Your Commission's review of the proposed project and determination of consistency is not a "project" under the California Environmental Quality Act. Determination of environmental review will be completed during the process of the Tentative Subdivision Map by the Butte County Planning Division. RECOMMENDATION: No staff recommendation is proposed due to the requirement of ALUC to determine appropriate findings per the 2000 Butte County Airport Land Use Compatibility Plan under Section 2.4.4 (f), Other Special Conditions. Butte County Department of Development Services ® Airport Land Use Commission September 17, 2008 a a Janice Egan Tentative Parcel Map - ALUC08-0006 a Page 6 of 7 e Exhibits: A: List of References B: Project Location and Compatibility Zones C: Noise Impacts — BCALUCP Exhibit 7E D. Accident Risk Intensity — BCALUCP 7F and 7F-1 E. Applicants discussion on BCALUCP Section 2.4.4 (f) F. Applicants discussion on BCALUCP Section 2.4.4 (a) G. Parcels within 300 feet H. Draft Infill Map for Ranchaero Airport I. Tentative Subdivision Map Z:\ADMINISTRATION\ALUC\ALUC Applications\2008 FILES\Egan ALUC08-0006\ALUC08-0006 Agenda Report.do: ® Butte County Department of Development Services a Airport Land Use Commission September 17, 2008 n Janice Egan Tentative Parcel Map - ALUC08-0006 ® Page 7 of 7 EXHIBIT A List of References Data supporting the ALUC's findings have been generated from studies and reports prepared by recognized professionals and agencies with expertise in Airport Land Use Planning and land use compatibility. These include, but are not limited to: Butte County 2000 Airport Land Use Compatibility Plan •a — �.-rr-Y:raY— f:` ■E; ■mss ■► ■■'i � c .i �s �:. �+-�� •7i1'll � ■ it ■` �� ■.• �� �. ;ar- � . +� . ■■ �i: `gin � i ir'mv�.Mmwgv mom - .,►tip . ,��� _ �* �i�l.� ./tel f� . - b�.�a. � . �►r..1� ° ���� �i��r ■ E; ■■■ ri■ ^,tib■ :! - = �$ Mm �i■� s: ■■ , ■ '7■\�■ ■ - s cam, r -m�� ��- �� iro■ :a■rr■, rw \■ 1' t �i��► ��.'�■��s'��r RiI�►� �� iii s,:.��.e■ ijfl ��,`�■1�#. 11■■rte � +e ', : ; ff- �l■u■ Tal i.■■a .i�i� .. ` ■■ i?ilk .,�� �■uu■��� ��♦�*MT ,e ■� r ., • -,.Ifs ,=��+ �; L-" ♦ ter- ■ ■ •.�'' 'f■r-■- • - .ja.�� rr4,�if `s siiy N '� , , • R P a' f ` „y. ' fir.•' J: ".. a♦ - EXHIBIT B ,•• NORTH ` 'Proiect Location and Compatibility Zones �• �` — �.-rr-Y:raY— f:` ■E; ■mss ■► ■■'i � c .i �s �:. �+-�� •7i1'll � ■ it ■` �� ■.• �� �. ;ar- � . +� . ■■ �i: `gin � i ir'mv�.Mmwgv mom - .,►tip . ,��� _ �* �i�l.� ./tel f� . - b�.�a. � . �►r..1� ° ���� �i��r ■ E; ■■■ ri■ ^,tib■ :! - = �$ Mm �i■� s: ■■ , ■ '7■\�■ ■ - s cam, r -m�� ��- �� iro■ :a■rr■, rw \■ 1' t �i��► ��.'�■��s'��r RiI�►� �� iii s,:.��.e■ ijfl ��,`�■1�#. 11■■rte � +e ', : ; ff- �l■u■ Tal i.■■a .i�i� .. ` ■■ i?ilk .,�� �■uu■��� ��♦�*MT ,e ■� r ., • -,.Ifs ,=��+ �; L-" ♦ ter- ■ ■ •.�'' 'f■r-■- • - .ja.�� rr4,�if `s siiy N '� , , • R P a' f ` „y. ' fir.•' J: ".. a♦ - NORTH • i ;.. ` y.i A it +-`� ' .. � ' :. ,• .. '. . ' •.P �' _. � ! - .. , , , . 0 • Background ®afa. Ranchaem Acrpod /Chapter 7 TVTT77lTT if / Source: Shutt Moen Associates (January 2000) r_xnuool /r - Noise Impacts RenchaeP® Airport 7-6 Background Data: Banchaero Airport/ Chapter 7. ' 3,000' 0 FEET 6,000 1 3,000' Source: Shutt Moen Associates (January 2000) . u LEGEND ' t - Aircraft Departure Accident Risk Intensity Contours (Shown for Takeoffs to the North) Aircraft Approach Accident Risk Intensity Contours.*" (Shown for Landings from the South) * See Appendix C for discussion EXHIBIT E Applicants Discussion on BCALUCP Section 2.4.4(f) ' September 8, 2008 Butte County Land Use Commission c/o Mark Michelena Butte County Planning Department 7 County Center Drive Oroville, CA 95965 SUBJECT: EGAN PARCEL MAP APN 042-160-080 COMPATIBILITY PLAN Dear Commissioners: SPECIAL CONDITIONS (Section 2.4.4): ® Under the Butte County Airport Land Use Compatibility Plan (BCALUCP) Policy Section 2.4.4 (f), "Other Special Conditions", an applicant can -equest that a normally incompatible use still be considered acceptable because of -_errain, specific location, or other extraordinary factors or circumstances to the.. site. - ' After due consideration of all the factors involved in such s=tuations, the Commission may find a normally incompatible use to be acceptable. In reaching such a decision, the Commission shall make specific findings as to why the exception is being made and that the land use will not create a safety hazard to people on the ground or aircraft in flight nor result in excessive noise exposure for the proposed use. Findings also shall be made as to the nature of the extraordinary circumstances which warranT the policy exception. The burden for demonstrating that special conditions apply to a particular development proposal rests with the project proponent and/or the referring agency, not with the ALUC. The granting of a special conditions exception shall be cons-dered site specific and shall not be generalized to include other sites. - Special conditions which warrant general application in all or part of the influence area of one airport, but not at other airports, are set forth in Chapter 3 of this Compatibility Plan. • Egan Compatibility flan APN 042-160-080 2 ® Due to substantial compliance with infill provisions, it would appear that "other special conditions" provisions would allow for situations such as the Egan proposed development and is not inconsistent with policy and guidelines. A detailed analysis of compatibility factors are as follows. 1. 'The proposed development, located in airport B2 compatibility zone, i3 surrounded by developed parcels less than 5 acres, with five parcels North and East, sizes ranging from 0.18 to 0.27 and adjoining parcel to the West, 1.37 acres. The majority are part of single-family residential subdivisions, i.e. Silver Tree. (See Exhibit) 2. The proposed development is clustered within a higher density residential area to the North and East and is consistent with all existing developed parcels in the B2 compatibility zone that do not have open space previously set aside. 3.. The proposed development is located as far as practical and consistent with surrounding developed parcels, from the extended runway centerline and from normal aircraft flight paths on those portions of the site in the B2 compatibility zone. Please note the high density residential development in B 1 compatibility zone. (See Exhibit). 4. Ms. Egan's proposed land division of 1.37 acres in which there will be one single residence with garage ori 0.87 acres and one single -residence with garage on C.50 acres is not only consistent with the current residences on Bidwell Avenue and surrounding subdivisions, it is approximately 30% less dense than even the those developed parcels in BI zone. (see Exhibit) 5. Noise exposure levels of Ranchero Airport are not veridical in comparison to Chico Municipal Airport. First, Ranchero Airport is a privately owned airport. CalTrans & DOT took away public status requiring the pilot/aircraft to receive written permission from the owner/manager, Gary Griggs to approach/land. There are NO NIGHT . FLIGHTS. Pilots have NOT been able to fly in or out at night for 10 years. Chico Municipal Airport reports 138 flights per day, whereas Ranchero reports 96 per week, in which touch and go practice flights are logged to the total of Ranchero by local pilots. (see exhibit, Airport Statistics) Egan Compatibility Plan APN-042-160-080 3 6. A deed restriction and condition applied to proposed development would include acknowledgment of airport proximity. 7. Safety risks are minimized (see #5 above) and proposed development is not only consistent with surrounding developed parcels but is approximately 30% less dense than the majority in B2 zone and the existing B1 zone. The applicant has submitted findings, with supporting data, as require3 by "Other Special Conditions" (refer to exhibits) and asks the Airport Land Use Commission to review and consider this data which does not set a precedent or is not in violation of policies, when it determines if other special conditions exist. (Specific exhibits, maps, codes, airport statistics will be noted on final draft and presented during meeting) • EXHIBIT P September 7, 2008 Applicants Discussion on BCALUCP Section 2.4.400 Butte County Airport Land Use Commission c/o Mark Michelena Butte County Planning Department 7 County Center Drive Oroville, CA 95965 SUBJECT: EGAN PARCEL MAP APN 042-160-080 COMPATIBILITY PLAN Dear Commissioners: A detailed analysis of compatibility factors of the subject land division within the Compatibility Zone B2 of.the Chico Ranchero Airport is listed below with findings which meet the infill criteria (numbered). SPECIAL CONDITIONS (Section 2.4.4): Under Butte County Airport Land Use Compatibility Plan (BCALUCF) Policy Section 2.4.4 "Special Conditions" (a) Infill- where development rot in conformance with this Compatibility Plan already exists within the Compatibility Zones B2 and C, infill development of similar land uses may be allowed to occur for said applicant even if such land uses are prohibited elsewhere 'in those zones, under circumstances described below. Infill development within all zones must be in conformance with this Compatibility Plan. One-time determination of eligibility: to avoid the ripple effect of infill development on some parcels permitting additional parcels subsequently to qualify for infll, the ALUC's intent is that parcels eligible for infill be determined just once. Thus, in order for the ALUC to consider proposed development under these infill criteria, the entity having land use authority (Butte County or affected cities) must first identify the qualifying locations in its general plan for consistency with ALUC plan, or other planning document approved by the ALUC. This action may take the place independently, in conjunction with the process of amending a general plan for consistenc•./ with the ALUC plan, or may be submitted by the local agency for consideration by the ALUC at the time of adoption of the Compatibility Plan. In any case, the burden for demonstrating that a proposed development qualifies as infill rests with the project proponent and/or affected land use jurisdiction. Infill Criteria -Project meets every one of the infill criteria. The requirement of a map identifying the infill sites for the Rancihero Airport from Butte County has not been approved. At this time, Butte County has not determined whether an infill Map will be prepared, but if it does, the following criteria for eligibility have been satisfied. EGAN 042-160-080 2 Criteria for eligibility: to qualify for infill development, a parcel shall meet all of the following criteria as provided below: ➢ The parcel size is no larger than 20 acres. 2. Egan lot gross acreage 1.37. ➢ The site is at least 65% bounded (disregarding roads) by existing uses similar to, or more intensive than, those proposed. This requirement does not apply to residential developments that qualify as infill projects as defined by Section 15332 (In -Fill Development Projects,) of California Environmental Quality Act Guidelines) 3. The Egan site is approximately 65% surrounded by parcels of much smaller sizes 585.8/916. The adjoining parcel to the west APN 042-160-067 s a single- family residence served by the City of Chico Sewer under sewer a. -id annexation agreement should be considered similar which would allow subject parcel to be considered 100% bounded rather than the exact 63.9%. The application substantially complies with the existent surrounding development in the airport B2 compatibility zone, as well as in the B 1 Zone. (RefEr to Exhibit) ➢ The site is within the perimeter of the area defined by the surrounding, already developed, incompatible uses. 4. The subject parcel is surrounded by existing, incompatible uses. The project site is surrounded by developed parcels less than 5 acres, with six parcels, sizes ranging from 0.18 to 1.37 acres. The majority are part of single-family residential subdivisions, i.e., Silver Tree. (Refer to exhibits, maps) ➢ The site has not previously been set aside as open land in accordance With Policy 4.2.5 unless replacement open land is proviced within the same compatibility zone. 5. It has not. The site is currently developed with a single family dwelling and a detached garage with workshop. No area has been set aside for open space. Allowable density/intensity of development: the maximum density and/or intensity of development of an approved infill site shall not exceed that described below. Further increases in'the density, intensity, ar•d/or other incompatible design or usage characteristics (e.gl, through use permits, density transfers; addition of second units on the same parcel, height variances, or other strategy) are prohibited. Egan 042-160-080 3 For residential development: If the size of a parcel is 5 acres or less and the development proposed for that parcel qualifies as an infill development project as defined in Section 15332 (In -Fill Development Projects) of the California envirormental Quality Act guidelines, then the development density may be equal to, but shall be no greater than, the density that exists on the most densely developed property that is located within 500 feet of the perimeter of the parcel_ 6. The project site intensity averages 0.50 acre/dwelling unit, which is a. quarter acre more than the average dense surrounding development on the North and East boundaries which ,averages less than 0.25 acre/dwelling unit. The site is surrounded by developed parcels under 5 acres, with parce's ranging from 0.18 to 1.37 acres. (See exhibits, maps and airport statistics) ➢ If the size of a parcel is greater than 5 acres but not greater than 10 acres, or if the parcel is 5 acres or less in size but the development proposed does not qualify as an infill development project as definec in Section 15332 (In -fill Development Projects) of the California Envirormental quality Act Guidelines, then the development density shall be no creater than the overall density represented by all existing lots which lie fully or partially within a distance of 300 feet from the boundary of the parcel to be divided. 7. See number 6 above. ➢ If the size of the parcel is greater than 10 acres (but no larger than 20 acres), then the development density shall be no greater than double the density permitted in accordance with the Primary Compat bility Criteria (Table 2A). 8. See number 6 above. Ms. Egan's proposed land division of 1.37 acres in which there will be one single -residence with garage on 0.87 and one single -residence dwelling with garage on 0.50 acres is not only consistent with the current residences on Bidwell Avenue and the surrounding subdivisions, it is approximately 30% less dense. ® Ranchero Airport is a private airport, privately owned. There is no night flight traffic and any incoming pilots/aircraft must request written request for approach. Average reported flights are 96 a week as compared to average reported flights 134 per day at Chico Municipal Airport. Egan 042-160-080 4. This property is located in the unincorporated (County) area of the Chico sphere of Influence. Under the provisions of the Chico Municipal Code 15.36245, this property is eligible for sewer service and will not impact groundwater. (exhibit) • Please consider that Ms. Egan is not a builder/developer and that previously areas around the project site were developed at a much higher density without regard to individual policies and compatibility zones. The Airport Land Use Commission is encouraged to review this site without regard to past land use decisions. The submitted findings with supporting data, as required of "Special Conditions" (see exhibits, maps and airport statistics) are set forth for the Airport Land Use Commission to review and consider this data when it determines if special conditions exist. (Maps of current site, surrounding developments, Compatibility Map with zones, airport statistics, municipal codes to be updated in findings and appropriately referenced and exhibited at ALUC meeting.) &I r� �. �, . _. r ;. - .' � ,. :� .. t .. j., � � _ ;� ' � 1 • .. r� -F .' � :� .. t ;� � - � r ? +�".. J OTTE COUNTY RECEIPW Printed: 7/23/2008 u T T �0 0 7 County Center Drive 3:42 pm 0 0 Oroville, CA 95965 0 0 0 0 Department of Development Services 0 0 Phone (530) 538-7541 Fax (530) 538-2140 Receipt Number: P1140 ` Permit Number: ALUC08-0006 Job Address: 2030 BIDWELL AVE Applicant: EGAN, JANICE Fee Description Account Number Fee Amount DP Airport Land Use =n-STAF 0010-440001-4617241-10101 $1,760.90 $19760.90 Total Fees Paid: Date Paid: 7/23/2008 Paid By: EGAN, JANICE Pay Method: Check 4664 Received By: MEM o FOUND MONUMENT �f . 'EXISTING 12' DRAINAGE t EASEMENT PER BOOK 1 2978, PAGE 190 ' A.P. N0. 4biHB A.P. NO. 042-580-032 s 042-650-007 042-650-006 J , �•` .91/ ° OPT i PI f . / . O� C2 / '. 3 -PI A.P. NO. EXISTING SDMH • 6•°T 9aeox )9 ELEV=96.31 95. 042-670-010 s.9s a'"9.9'."• FOUND MONUMENT x85.)6' 10'PT PROPOSED WELI LOCATION FOUND s\ PARCEL 2 FOR PARCEL 2/ MONUMENT \ x95.9° 0.69 AC -T X96.01 Y �o A.P. N0. 042-580-033 I ° leMON �• r He _ . NANOARIN� 9_. oMANDARIN X96.11 FOUND MONUMENT �Jr(`% S 895122' E 0•W L J5 96 `�, •, x98.8! � Lay B.� x88.42 - _ `\966. r'e, EXISTING WELL TO RE]IAIN . 016'RW �' ,6'R 0 Pp ' GRASS AREA sO B 96.64 �\ ��`� a 8� ° $, A.P.INO. 042-580-053 E%ISnNG SSMH A.P. N0. 042-160-067 N� �a,� c�J co' J� 8•INV.92.76 G E%I$RNG EL V-96.65 18-INV.90.76 �/ O� �� PROPOSED 20' PRIVATE ACCESS L� o 7.27 sag 9B _ 9 AND PUBLIC UTILITY EASEMENT BZ 968 a`�'6 1` TO BE RESERVED IN BEDS FOR PARCEL 1 '0 -1, 9> THE BENEFIT OF PARCEL 2 " ' � � 0.83 ACS -f9 S D l o'a2 ' B • In � �6 °12'iREE 6 EE APPROXIMATE LOCATION OF EXISIING 0 ,° 0.66 A� = NET��;6�6 96.> SEPTIC TANK AND LEACH FIELD 1 tic 1� 1 \ i ,•9 sip J TO BE ABANDONED BY PERMIT y �q $ LANDSCAPING I1 I. f \1 96.94 97.04 p m l.0` f.�P, WITH FOUNTAIN - \ O 42 -PW I'1 ( s�l ) \'• \goRV �EO�` `�// / x96.84 t 14'CH.R,1 // * oro a, GRASS .�\ . 44•Rw . �\ HESE 96 y1 - 1 ,,n b ' ��• JK. w f \ m ON - - 11 P � !a 0) HB ' 1B °i R� I• J���e•-89} H)- - 9a9i r _ _ _ _ GRA VEI ORIyE1YAY 9>.09 DCL99 41RU88`` L �Q.i - - - E%IST,NG SSMH 'Wl w - _ _ - _� 4 ` ELEV=100.12 J�C _ _ _ _ JOA 4512'w$N8� ' E•INAW)=91.42 O'42'Rw. 9�• x B` �j. R R�120.W-� 97.14 (' a•INV(E).90.<2 MIR! �c'_v . LANDSCAPIN 81? 8'A F L�94.%Q' - ~ _ Ems. _24_T.79�•Y•r•'. � TELO '�- -88- - - - - - R�i3i).00• _ 36-Rw �• �6i R 98- - _ - - Q `EZ15TIN` - 9a3q "' - R 9B.. x earoq c , J' ,� -alY"' 1'EMCNi$ _ _. `, Si w •Q ,Q' 8 6.-96�.' �•°? AM1)DSc .APING N8 HiQ 96.52 o 99.,0 "' �b� 99.:1 I TO BE 9EFERED focF WM 9:,•� % N'DEDICATION wsoNo J3gr�. w B/ONE�L 'FOR 8.13 TO BUTTE 3 8� .' - \OPO E , 7 8 E CHICO ��1B 56' Pq � q �•q EXISTING SSMH ROADWAY ELEV-99 0 85NV.92.18. E%ISONC PIPE E%ISTING PIPE F r - 42' INV OUTFALL 18" INV OUTFALL - 111 ����/���� ��.■■naa � i�l - ■■ ■. ■■ I■. mw so own LOCATION MAP NOT TO SCALE LEGEND EXISTING PARCEL BOUNDARY PROPOSED PARCEL BOUNDARY - - - - - - PROPOSED EASEMENT PARCEL 2 PROPOSED PARCEL NUMBER ]RUTTIC COUNTY. JUL 2 3 2608 DEVELOPNMT S9ttVICES SITE PLAN FOR JANICE: EGAN A POR11ON OF LOT 25 OF THE SECOND SUBDIVISION OF THE JOHN BIDWELL RANCHO BUTTE COUNTY, CALIFORNIA. RAR ROLLS ANDERSON, & ROLLS CIVIL ENGINEERS 115 YELLOWSTONE DRIVE ° CHICO, CALIFORNIA 95973-5811 FEBRUARY, 2006 05189 - SHEET 1 OF 1 )