HomeMy WebLinkAbout042-640-020G. ITEMS WITH PUBLIC HEARING
` 1. Shastan Homes, consistency review of proposed 57 lot.subdiv;sion on a 14.9 acre
' parcel, located in Compatibility Zone B-2 of the Ranchero Airport. Proposed lot sizes w
range, from 6900 square feet to 13,150 square feet, with an average lot size ,of 8864
_square feet. The property is located on the east side of Glenwood Avenue; at '1134 and
1150 Glenwood Avenue, approximately 900 feet north of West Sacramento Avenue,
Chico. -(MM) (A 05-13) (Continued from March 16, 2005) -
Mr. Michelena gave a brief summary of the project and -why if was continued. He also gave a power '
point presentation..He said the applicant proposed using the special conditions under•Sectioii 2.4.4: f.
He'said the applicant prepared findings to justify the exception. He said the parcel does not meet the
infill criteria.
Commissioner Rosene made a correction on page 4 of the•agenda report changir-g under the italics in "
the last sentence, first "acre" should be changed to "parcel." -
Mr. Michelena agreed with this change. Y
The hearing was'opened to the public. >'
Jim Stevens, NorthStar Engineering, felt that this project did meet the criteria of 2.4.4. f because 1)
the area is fully. developed all the way around this parcel, 2) the orientat=on of the parcel' is
perpendicular to' the airport,' and 3) , the narrow width -of the parcel. He said tris parcel would not w is
_meet the adequate footage to land for an emergency landing space at only,450 feet. He.said they can
not offer open space that would amount to anything. He said the parcel, is outside the 50 CNEL'-
contour..He said this development is pre-zoried into the City of Chico in the R-1 zone which requires
at a minimum 2.1 units per acre density. He said this property is far away from the flight path. ,He,
agreed that they do not qualify for infill, but he is asking for an exception and no--- infill.
Commissioner Rosene asked how long the applicant has owned the property:
Mr. Stevens said the applicant is in the process of buying the property. He said the owner has had the
property for 80 +/- years. He noted that this is the last piece of property to be d.,-veloped on the west
side of Chico. + •. ,
Commissioner 'Hennigan said the reason they -do airport compatibility planning is to protect the '
viability of the .airport. He commented that the people who move in around, an- airport become "
political activist against the, airport He questioned if they allow, development next-to'the airports, r '
why would these people not become activists against the airport.
Mr. Stevens -discussed 'his house and the lack of airplanes he has seen. F'_e could not answer '
;Commissioner Hennigan's question. He said this project is well outside of the CNEL contours and
noise should not be a problem' He said should this property be left, open, spa ;e, it will not •be -big
enough for an� emergency landing.
Commissioner. Hennigan said ALUC is supposed to protect the viability of the airport and the Board .
of Supervisors has created a situation that will lead to a lawsuit if the airport becomes unviable. He77' 77
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said that the actions taken by the Board of Supervisors have not been consistent with State Law or ,
their own General Plan: `
Mr. Stevens said the General Plan,' which is the CLUP for the airport, is inconsistent and after the fact
so, with the City of Chico's,General Plan. He said'when the 2000 CLUP was adopted, it ignored this
piece as being able to be developed'. He said the applicant could go through the process of doing a .
Lot Line Adjustment and make the property compatible, but why go through the time and expense:, ' r
Chairman Sherman ask a question regarding doirig a Lot Line Adjustment, said the review shows that
the property is only 50 percent surrounded and not 65 percent as required:
' Mr. Michelena said there are several problems trying to do infill. He briefly explained the criteria to
meet the infill provisions.
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Commissioner Harp said if they went back and did'a lot split and made two parcels, each parcel,of
less than 10 acres, had the.County designate this as potential infill, then they would look at the 300
foot criteria and maybe the applicant would end up with more than 6 lots, but it would not be 57 lots.
Mr. Michelena said thatis correct. "He said the applicant can make the one parcel less than 5 acres '
�. and the other one,less than 10 acres. He said the 5 acre parcel gives them a potential higher density
than the 10 acre parcels...
Conimissione`r .Harp said the; issue is they are talking about re -drawing the B-2 lines':'He was'
concerned about this fitting into.the requirements for the exception because it would set a precedent'
that they could allow other housing in other B-2 zones around'other airports. . '
Mr. Stevens "pointed -out that this is the last parcel in the B-2 zone, in the Greenline; near, the
•Ranchaero Airport to be developed.
' Commissioner Harp discussed the airport zoning_lines are partly based on the CNEL and partly based
on the accident scatter pattern.
Mr. Stevens, asked` if the accident scatter pattern was based on the orientation of the airport.or is it
based;on flight paths. "He asked if there is data collected: `
Commissioner Harp said they take empirical data from airports and the data is put on top of the map
+ for a particular, airport to decide the most likely area for a plane to crash. „
Mr. -Stevens said.t'he other. consideration here is the number,of planes per day at Ranchaero which,is
14. He, asked what the benefit was to hold this one piece open as open space.
Commissioner Harp discussed following.the rules that are in place. He felt that•approving -this
project would set a precedent for,B-2 property around other airports.
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' Mr. Stevens felt that,they met the extraordinary factors of the exception.
' Commissioner Rosene asked'staff when the CLUP was written did that solidify the parcel boundaries
or can they be modified to divide the parcel so it would fall under new guidelines.
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Mr. Michelena said a Lot Line Adjustment would be needed to recommend consistency. He noted
that the hearings are not publicly noticed and, therefore, the neighbors are not inffirmed.
Commissioner Hennigan said if the Commission wants they can visit the B-2 zone lines for next
year's amendments to the CLUP.
Commissioner Harp agreed the zones should be looked at.
Commissioner Rosene said that when they drifted the line to the west, the B-2 zcne, it was because it
was the way the operations are for the Ranchaero Airport, that they recognized that there was no way
to go back to the east and include all the incompatible uses that were placed ther? in conflict with the
plans that were in existence. He said the General Plan was never brought intc conformity and the
City overrode this Commission. He said even if the local pilots know to come in from the west, there
is still straight in activity. He said he would have a problem with 50 more homes under a flight path
in an area where they already get noise complaints.
Mr. Stevens said the minimum that this parcel will be able to develop at is 30 units.
Chairman Sherman asked if we have the technical data to modify the lines of the B-2 zone or would
be have to get a professional to do the data.
Commissioner Wheeler asked if this is not approved, what the applicant can do.
Mr. Michelena said the property will be annexed to the City of Chico and woulc then go to the City
Council for an override.
Commissioner Lundy said the applicant can do a combined application for a LLA. with a TPM to save
time and money. He said he was not in favor of a high density in this zone. He said with the Hayes
project they gave up a lotto be found consistent.
Commissioner Hennigan said the property is at the Greenline and west of the Greenline is a 20 acre
minimum.
Mr. Michelena said the property is 20 acres consistent, 5 acres conditionally consistent. He said most
of the parcels to the west are larger agricultural parcels.
Commissioner Hennigan said it would be nice to own the development rights to some of those
parcels to guarantee that they remained open as long as the airport is there. He said there was a large
mitigation in the Hayes project.
Commissioner Rosene said it would not be easy to mitigate airport problems like you can other
problems because the flight patterns don't change. He said the pattern altitude is very low. He said
knowing how many complaints there are he is not in favor of this project.
Commissioners Wheeler and Baldridge said they were not in favor of this project.
Mr. Stevens said this is a matter of timing. He said this is the last developable pro-perty in the area.
■-Aim- ort.Land-Use Commission
pill k III
Commissioner Rosene said the Commission did preclude property from developing when the line
was drawn based on noise, safety, over flight, this is where the line should be.
Commissioner Hennigan said there are four criteria.that ALUC has to considea, one is obstruction,
and the others are noise, safety, and over flight. He said it is the presence of airplanes that provoke .
people to write letters, go to Council meetings, Board of Supervisors meetir_g, despite avigation
easements, deed notices, signs, maps, reports, etc.
Mr. Steven asked for a decision today.
Commissioner Baldridge asked the time line on annexation to the City.
Mr. Stevens said the process is going on now.
The hearing was closed.
It was moved by Commissioner Wheeler, seconded by Commissioner Baldrid€e, and unanimously
carried to find ALUC File No. A 05-13, Shastan Homes, inconsistent with the 2000 Airport Land Use
Compatibility Plan for the Ranchaero Airport subject to the following findings:
SECTION 1: ENVIRONMENTAL FINDINGS
A. 'No environmental documentation has been completed for this project by ALUC staff.
The Butte County or City of Chico planning staff will complete an environmental
initial study and make a determination per the California Environmental Quality Act
as part of their processing of the vesting tentative subdivision map
SECTION 2: CONSISTENCY FINDINGS FOR PROPOSED PROJECT
A. The proposal for the Shastan Homes Vesting Tentative Subdivision Map, to divide a
14.9 -acre parcel into 57 single-family lots is inconsistent with Compatibility Zone B2
as found in the 2000 Butte Airport Land Use Compatibility Plan for the Ranchaero
Airport.
1. The residential density of the project, 3.8 dwelling units per acre, is not consistent
with Airport Compatibility Zone B2 which requires a density cf less than or equal
to 0.2 dwelling units per acre. .
2. The proposed parcels sizes, ranging from 6,429 square feet to 13,150 square feet.
The project's average parcel size of 11,386 square feet (gross) is not consistent
with the minimum parcel size of 5 acres.
B. The proposal for the Shastan Homes Vesting Tentative Subdivision Map does not meet
the 2000 Butte County Airport Land Use Compatibility Plan Infill Criteria.
1. BCALUCP Section 2'.4.4(a)(1) One-time determination cf eligibility: The
proposed project can not use the Infill criteria due to no areas around the
Ranchaero Airport having been identified, mapped and approved by the Butte
County Airport Land Use Commission (BCALUC).
` 2.';:BCALUCP_Section 2.4.4(a)(2) — Criteria for eligibility: To qualify for infill
•, development, a parcel shall meet all of the following• criteria except as provided
below [in Section 2.4:4 (a) (3)]: `
2: l• -The parcel size is no larger than 20 acres.
The project total (14.9 acres) meets the criteria
• ` .' ; ' 4..2.2 'The - site is at least 65% bounded (disregarding roads) by, existing uses .,
t similar to, or more intensive, than proposed. This requirement does not '
apply toxesidential developments that qualify as infill projects as defined
in'S Section 15332 (In -Fill _Development Projects- of ' the California ,
»,Yy. Environmental Quality.Act (CEQA) Guidelines.
_
" The, project, does not meet the requirement, of being 65% bounded by
} existing similar uses or more intensive than proposed. (ExhibitD) ;
'identifies the project'site bounded by 50% of similer uses. The project
J ii site size of 14.9' acres does not allow it to come under CEQA Section
15332, which,has a 5.0 acre maximum and substantially,surrounded'by, { _
} ?'{' urban uses.
' 2.3' ;The.site is within the,. perimeter of the area defined by the surrounding, i
`already developed, incompatible uses.
• All'surrounding parcels in the B-2 Compatibility Zine are incompatible .
with regard to the 5 acre minimum parcel size.
2.4 The :site has not previously,, been .set aside as •:)Pen space }land in '
• t , y Y _ -accordance with BCALUCP Policy 4.2.5 unless replacement open land is,.'
s,:
provided within the same compatibility zone. :, , "�! • ..�t �.
The project site has not been set aside as*open space land.."
SECTION 3: PROJECT FINDINGS: a ,
A.' The 'project site is located in Airport • Compatibility Zones B2 as listed in the 2000 "
r :Airport Land Use Compatibility Plan -for the Ranchaero Airport.:
B:} •The residential density.of the project is inconsistent with Airpon,Compatibility Zone
C: ' No open space is .proposed within,the subdivision design though a -20 percent, open
• �+ space requirement is a criterion of the B2 compatibility zone. "
D. The proposed project' -is consistent with County zoning, of �=SR (Agricultural- `
Suburban Residential) and consistent with the County General Plan, land_ --;use
• 'designation of Low Density Residential.
E.`;• ,The proposed project is consistent with the City of Chico's'pre-zoning of R-1 •and
'•. 'consistent with the General Plan land use designation of Low Density Residential: f`
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Butte County Department ofDevelopme ut Services
www.buttecounty.netldds
7 County Center Drive
Oroville, CA 95965
(530) 538-7601 Telephone
(530) 538-7785 Facsimile
ADMINISTRATION * BUILDING * GIS * PLANNING
May 20, 2005
Shastan Homes
P.O. Box 810
Chico, CA 95927
RE: File,#A 05-13, AN 042-640-020, 021
Gentlemen:
On Wednesday, May 18, 2005, the Airport Land Use Commission (ALUC) found the
referenced project to be inconsistent with the 2000 Airport Land Use Com-iatibility Plan
for the Ranchaero Airport.
Should you need additional information, please contact Mr. Michelena at (530) 538-7376.
Sincerely,
Lynn Richardson
Commission Clerk
cc: NorthStar Engineering
Enclosures
Butte County Department of Development Services
Planning Division
Airport Land Use Commission
May 18, 2005 Meeting
AGENDA ITEM — G.1
TO: Honorable Chair and Airport Land Use Commission
FROM: ' Mark Michelena, Associate Planner
DATE: IMay 18, 2005
ITEM: ALUC File No. A05-13 (Shastan Homes). APN 042-640-020 and 042-640-021:
A consistency review for a proposed Vesting Tentative Subdivision Map, which
would divide approximately 14.9 acres into 57 single-family residential lots,
within Compatibility Zone B-2 of the Ranchaero Airport. The project site is
located on the east side of Glenwood Avenue, at 1134 and 1150 Glenwood
Avenue, approximately 900 feet north of West Sacramento Avenue, Chico.
SUMMARY:
z
Staff recommends that ALUC find the project inconsistent with the 2000 Airport Land Use
Compatibility Plan for the Ranchaero Airport. This consistency review was fir,.t discussed at the
ALUC agenda of March 16, 2005. After discussion on March 16, 2005, ALUC determined in
order for them to make a recommendation under Butte County Airport Land Use Compatibility
Plan Section 2.4.4(f), to allow the applicant's representative time to determine the special
conditions and prepare the necessary findings for determining a normally :_ncompatible use
compatible.
BACKGROUND:
• The project is comprised of two parcels (APN 042-640-020 at 13.4 acres and APN 042-640-
021 at 1.5 acres).
• Each parcel is currently developed with a single family dwelling.
• The property is zoned A -SR (Agricultural Suburban Residential) and has a General Plan
Land Use Designation of Low Density Residential.
• The property is within the City of Chico's sphere of influence and designated urban area.
• Portions of APN 042-640-020 are adjacent to the City of Chico.
• The project parcels are proposed to be annexed into the City of Chico. At :his time no uses
have been identified for the proposed parcels,
• The property is pre -zoned by the City of Chico as R-1, with a density range of a minimum of
2.1 to a maximum of 6 dwelling units per acre and has a General Plan land use designation of
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 1 of 15■
�G: s
Low Density Residential.
• The proposed subdivision map would create 57 single family lots with a density of
approximately 3.8 dwelling units per acre.
• Parcel sizes range from 6,811 square feet (0.16 acres) to 13,150 square feet (0.30 acres).
Average parcel size is 8,864 square feet (0.20 acres).
• The project site is approximately 4,300 feet north of the existing runway :or the Ranchaero
Airport and is directly inline with extended runway centerline.
• The project site is within Airport Compatibility Zone B2 (Traffic Pattern) =or the Ranchaero
Airport.
ANALYSIS:
• This project is a major land use action as defined by Policy 1.5.3 of the 2000 Butte County
Airport Land Use Compatibility Plan (ALUCP).
• The primary compatibility criteria for the B2 Compatibility Zone is shown on the following
table:
Zone
Residential
Density
du/ac
Other Uses
(people/ac)
Req'd
Open
Land
Prohibited Uses
Other Development
Conditions
Locate structures
Children's schools, day
maximum distance
care centers, libraries;
from extended runway
Hospitals, nursing
centerline;
< 0.2
25 (Average)
homes; Highly noise-
Minimum NLR 20 dB
B2
(average parcel
50 (Single Acre)
20%
sensitive uses;
in Psidences and
size > 5.0 acres)
130 (with bonus)
Aboveground bulk
bui..dings with noise -
storage of hazardous
sewitive uses;
materials; Hazards to
Airspace review
flight.
req-1ired for objects
>3-r feet tall;
Deed notice required.
Extracted from Table 2A of the 2000 ALUCP
• The residential density of the project, 3.8 dwelling units per acre, is nol consistent with
Airport Compatibility Zone B2 which requires a density of less than or equzl to 0.2 dwelling
units per acre.
• The proposed parcels sizes, ranging from 6,429 square feet to 13,150 square feet. The
project's average parcel size of 11,386 square feet (gross) is not consistent with the minimum
parcel size of 5 acres.
• The proposed project site is approximately 14.9 acres which would allow up to 2 lots (at a
minimum of 5 acres) based on the B2 Compatibility Zone.
• The B2 Compatibility Zone requires 20% open space for the entire zone. Majority of the
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 2 of 15■
uses in the B2 zone include agricultural uses (orchards) on larger parcels to the west and
south of the airport. The proposed project is not proposing any open space. The applicant's
representative has stated that the project site is not ideally situated as a useable open space
based on configuration (perpendicular to the runway) and surrounding resid''ntial uses.
• The applicant is proposing under the ALUCP Section 2.4.4(a) Infill tc find the project
consistent with the Butte County Airport Land Use Compatibility Plan.
SPECIAL CONDITIONS (Section 2.4.4):
• Under the Butte County Airport Land Use Compatibility Plan (BCALUCP) Policy Section
2.4.4 Special Conditions, (a) "Infill", an applicant can request that a normally inconsistent
use still be considered consistent/compatible.
• The applicant has submitted a letter dated January 4, 2005 (refer to Exhibit C) requesting the
project come under the Infill Section 2.4.4(a) of the BCALUCP. Staff has E.nalyzed the letter
and included those compatibility factors listed below with a staff response (italicized).
• BCALUCP Section 2.4.4(a)(1) One-time determination of eligibility: The proposed project
can not use the Infill criteria due to no areas around the Ranchaero Airport having been
identified, mapped and approved by the Butte County Airport Land Jse Commission
(BCALUC).
• BCALUCP Section 2.4.4(a)(2) — Criteria for eligibility: To qualify for infill development, a
parcel shall meet all of the following criteria except as provided below [in Section 2.4.4 (a)'
(3)]
1. The parcel size is no larger than 20 acres.
The project total (14.9 acres) meets the criteria.
2. The site is at least 65% bounded (disregarding roads) by existing uses similar to,
or more intensive, than proposed. 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 (CEQA)
Guidelines.
The project does not meet the requirement of being 65% bounded by existing
similar uses or more intensive than proposed. (Exhibit D) identifies the project
site bounded by 50% of similar uses. The project site size of 14 9 acres does not
allow it to come under CEQA Section 15332, which has a 5.0 acre maximum and
substantially surrounded by urban uses.
3. The site is within the perimeter of the area defined by the :surrounding, already
developed, incompatible uses.
All surrounding parcels in the B-2 Compatibility Zone are incompatible with
regard to the 5 acre minimum parcel size.
4. The site has not previously been set aside as open space land in accordance with
BCALUCP Policy 4.2.5 unless replacement open land is provided within the
same compatibility zone.
The project site has not been set aside as open space land.
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Hames) ■
■ May 18, 2005 ■ Page 3 of 15■
• BCALUCP Section 2.4.4(a)(3) — Allowable density/intensity of development: The
maximum density and/or intensity of development of an approved infill sit-- shall not exceed
that described below. Further increases in the density, intensity, and/or incompatible design '
or usage characteristics (e.g., through use permits, density transfers, addition of second units
on the same parcel, height variances, or other strategy) are prohibited.
For residential development:
If the parcel size if the parcel is greater than 10 acres (but no larpr 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).
The projects total (14.9 acres) is within this range and would allow a doubling of the
permitted density (0.2 dwelling units per acre) of the B2 Compatibility Zone. Based.
on the doubling of the density (0.4 dwelling units per acre) the proWt would have a
permitted density of 5.96 dwelling units per acre (0.4 x 14.9 acres).
• During the course of the ALUC discussion of this project on March 16, 2005, the applicant's
representative expressed interest in pursuing qualification of the consistency review under
Special Conditions Section 2.4.4(f) of the 2000 Airport Land Use Compatibility Plan. The' '
applicant and applicant's representative have chosen not to submia any additional
information/findings (beyond the January 4, 2005 letter from Mr. Stevens of Northstar
Engineering) to determine whether Special Conditions Section 2.4.4(f) would apply..
ENVIRONMENTAL DOCUMENTATION:
No environmental documentation has been completed for this project by ALUC staff. The Butte
County or,City of Chico planning staff will complete an environmental initial study and make a:.
determination per the California Environmental' Quality Act as part of their -processing of the '
vesting tentative subdivision map. ;
RECOMMENDATION:
Staff recommends that the Butte County Airport Land Use Commission find ALUC File No. '
A05-13 (Shastan Homes) inconsistent with the 2000 Airport Land Use Compati Dility Plan for the
Ranchaero Airport.
Exhibits:
A: Findings.,
B: List of References
C: Applicant Letter dated January 4, 2005
D: Project Minutes from March 16, 2005 ALUC Meeting
E: Parcels bounding Project Site — Infill Criteria ,
F: Project Location and Compatibility Zones `
G: Site Plan
k:\planning\aluc\aluc applications\2005 files\Shastan Homes A05-13.doc
■Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 4 of 15■ * '
EXHIBIT A
BUTTE COUNTY AIRPORT LAND USE COMMISSION
CONSISTENCY FINDINGS FOR:
ALUC File No. A05-13: Shastan Homes.
APN 042-640-020 and 042-640-021
The Airport Land Use Commission (ALUC) has prepared the following findings based on data
contained in the 2000 Airport Land Use Compatibility Plan (ALUCP) for the Ranchaero Airport,
as well as site specific information submitted by the applicant and ALUC staff.
The following findings have been prepared at the direction of the ALUC and are for the
consideration of the Lead Agency (Butte County) when making a decision on the project.
SECTION 1: ENVIRONMENTAL FINDINGS
A. No environmental documentation has been completed for this prDject by ALUC
staff. The Butte County or City of Chico planning staff will complete an
environmental initial study and make a determination per the California
Environmental Quality Act as part of their processing of the vesting tentative
subdivision map
SECTION 2: CONSISTENCY FINDINGS FOR PROPOSED PROJECT
A. The proposal for the Shastan Homes Vesting Tentative Subdivision Map, to
divide a 14.9 -acre parcel into 57 single-family lots is =nconsistent with
Compatibility Zone B2 as found in the 2000 Butte Airport Land Use
Compatibility Plan for the Ranchaero Airport.
1. The residential density of the project, 3.8 dwelling units per acre, is not.
consistent with Airport Compatibility Zone B2 which requires a density of less
than or equal to 0.2 dwelling units per acre.
2. Thep roposed parcels sizes, ranging from 6,429 square feet to 13,150 square
feet. The project's average parcel size of 11,386 square feet (gross) is not
consistent with the minimum parcel size of 5 acres.
B. The proposal for the Shastan Homes Vesting Tentative Subdivision Map does not
meet the 2000 Butte County Airport Land Use Compatibility Plan hifill Criteria.
1. BCALUCP Section 2.4.4(a)(1) One-time determination of eligibility: The
proposed project can not use the Infill criteria due to no areas around the
Ranchaero Airport having been identified, mapped and approved by the Butte
County Airport Land Use Commission (BCALUC).
2. BCALUCP Section 2.4.4(a)(2) — Criteria for eligibility: To qualify for infill
development, a parcel shall meet all of the following criteria except as
provided below [in Section 2.4.4 (a) (3)]:
2.1 The parcel size is no larger than 20 acres.
The project total (14.9 acres) meets the criteria.
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 5 of 15■
2.2 The site is at least 65% bounded (disregarding roads) by existing
uses similar to, or more intensive, than proposed. 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 (CEQA) Guidelines.
The project does not meet the requirement of being 65% bounded by
existing similar uses or more intensive than proposed. (Exhibit D)
identifies the project site bounded by 50% of similar uses. The
project site size of 14.9 acres does not allow it to come under CEQA
Section 15332, which has a 5.0 acre maximum and substantially
surrounded by urban uses.
2.3 The site is within the perimeter of the ,area defined by the
surrounding, already developed, incompatible uses.
All surrounding parcels in the B-2 Compatibility Zone are
incompatible with regard to the 5 acre minimum parcel size.
2.4 The site has not previously been set aside as open space land in
accordance with BCALUCP Policy 4.2.5 unless replacement open
land is provided within the same compatibility zone.
The project site has not been set aside as open spare land.
SECTION 3: PROJECT FINDINGS:
A. The project site is located in Airport Compatibility Zones B2 as listed in the 2000
Airport Land Use Compatibility Plan for the Ranchaero Airport.
B. The residential density of the project is inconsistent with Airport Compatibility
Zone B2.
C. No open space is proposed within the subdivision design though a 20 percent
open space requirement is a criterion of the B2 compatibility zor_e.
D. The proposed project is consistent with County zoning of A -SR (Agricultural -
Suburban Residential) and consistent with the County General Plan land use
designation of Low Density Residential.
E. The proposed project is consistent with the City of Chico's pre -zoning of R-1 and
consistent with the General Plan land use designation of Low Density Residential.
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 6 of 15■
• •
EXHIBIT B
List of References
Data supporting the ALUC's findings have been generated from studies and reports prepared by
recognized professionals and agencies with expertise in Airport Land Use Plan ---ung and land use
compatibility. These include, but are not limited to:
Butte County 2000 Airport Land Use Compatibility Plan
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Hames) ■
■ May 18, 2005 ■ Page 7 of 15■
EXHIBIT C
Applicant Letter
NorthStar
ENGINEERING
Civil Engineers • Surveyors
January 4, 2005 ........................ ........._ ...
BUTTE COUNTY AIRPORT LAND USE COMMISSION a FO—Rclrco
7 County Center Drive PLANNING DMSION
Oroville, CA 95965
Re: Proposed Development AP#i 042-640-020,021
Honorable Commission Members:
I am writing to submit herewith an application for consistency findings
for the subject project. Our clients, Shastan Homes, are proposing a 5:'
lot subdivision on Glenwood Avenue, between Oak Way and Sacrament
Avenue_ The property lies within the urban boundaries of the "Green
Line" development designation, and exists at the northerly edge of the E•-
2 Compatibility Zone for the Ranchaero Airport in west Chico. We have:
attached a copy of our proposed project and a copy of the Ranchaero
Airport Compatibility Map with our project highlighted.
We are aware of the requirements for the B-2 Compatibility Zone and of
those for the infill exemption. I appeared at your last meeting to voice
our concerns regarding what we consider an anomaly property.
Obviously, our project is being proposed at a density greater than the
0.02 units per acre contemplated for the B-02 zone. We are also familiar
with the infill exemption (Special Conditions 2.4.4.(a)), and we meet all of
the criteria with the exception of the provision for residential
development to be less than 10 acres. Our site consists of two parcels
totaling 14.9 acres and, as such, falls under the second bullet point of
2.4.4.,(a), (2). This allows development at a density of twice the allowabL
density in the compatibility table. Development under this formula
would result in 0.4 units per acre, or one unit per each 2.5 acres. This
project is pre -zoned in the City of Chico as an R-1 designation, with a
minimum density of 2.1 units per acre and a maximum density of 6
units per acre. (7 units per acre under a. Planned. Development Use
Permit) The surrounding areas on the north, east, and south are
developed at average densities of 3.0 to 3.6 units per acre. Our project is
being proposed at a density of 3.8 units per acre, virtually identical to the
surrounding development and about the middle of the City's allowable
density.
In reviewing the map we notice that there is virtually only one
undeveloped site, within the "Green Line", in either the B-2 or the C
compatibility zones. This one -site -is -the -anomaly referred to above, and
20 DECLARATION DRIVE
CHICO, CAL{FORNIA 95973
530-893-1600
�_-
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 8 of 15■
C�
January 4, 2005
Shastan Development
Page 2
.7
happens to be our site. Unfortunately, it is larger than 10 acres. Had it
been 10 acres or less, we could have developed under 2.4.4.(a)(2) by
virtue of being within the overall density represented by .....existing lots
within 300 feet of the parcel to be divided" In fact there are no parcels
which would Cit that description. We ask for your consideration in
allowing our project to be considered compatible under the infill
exemption, or failing that make exception to the rule in this one case. .As
the last undeveloped site, granting this request would not risk setting
precedent for future exceptions, and would allow the development,
anticipated by the City of Chico, at the density anticipated by the City'n
General Plan.
Please review this application and notify this office if any additional
information is necessary. Thank you for your consideration of this
matter.
Sincerely,
NORTHST ENGINEERING
James A. Stevens, PLS
Attachments
Cc: Jay Halbert
Pat Burns
Tony Baptiste
Kim Seidler
Teresa Bishow
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 9 of 15■
EXHIBIT D
Proiect Minutes from March 16, 2005 ALUC Meeting
2. Shastan Homes, Butte County Airport Land Use Commission cons-_stency review of
proposed 57 lot subdivision on a 14.9 acre parcel, located in Compatibility Zone
B-2 of the Ranchero Airport. Proposed lot sizes range from 6900 square feet to
13,150 square feet, with an average lot size of 8864 square feel. The property is
located on the east side of Glenwood Avenue, at 1134 and 1150 Glenwood
Avenue, approximately 900 feet north of West Sacramento Avenue, Chico..
(MM) (A 05-13)
Mr. Michelena gave a brief summary of the project. He recommended that the Commission find
this project inconsistent.
Chairman Harp asked why this property qualified for infill.
Mr. Michelena said he believed this property is being annexed to the City of Chico. He said the
County doing an infill map around the Ranchearo Airport has not been discussed.
Commissioner Crabb asked if this project would come back with an exception request like the
last hearing.
Mr. Michelena gave a brief explanation of the infill requirements.
Chairman Harp said the new language has a requirement that parcels have to be 5 acres or less to
meet infill criteria.
Mr. Michelena said that is correct.
The hearing was opened to the public.
Jim'Stevens, representing the applicant, asked for the 2.4.4. f policy exception for this property
like what was just granted on the previously heard application. He said pre -zoning in the city is
for R-1. He asked for approval today because this is the one parcel that would meet the
exception requirements. He said there is infrastructure to this property and it is a logical piece to
be developed. He said the parcel is less than 500 feet wide and with roofs on both sides he did
not think it would be a good place for an emergency landing. He said there is a compelling case
for the 2.4.4.f exception rule. He discussed the amount of available land ir_ Butte County.to
develop.
Chairman Harp asked how he determined that this property was outside of the _` 5 dB CNEL.
Mr. Stevens said from the noise impact in 7.6 in the CLUP.
Chairman Harp asked where the property falls within the exhibit.
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan t=omes) •
■ May 18, 2005 ■ Page 10 of 15■
Mr. Stevens said the CNEL line runs along a little bit of Big Chico Creek immediately to the
north of the airport and if you follow Big Chico Creek to the northwesi it will run into
Glennwood and then north across Sacramento Avenue.
Chairman Harp asked how this fits in within the accident risk intensity map 71:
Mr. Stevens said the property is within the approach risk intensity contour. He said there are
very few planes over his house.
Chairman Harp said when he compares this to the last hearing the similarities would be that they
both would qualify for infill if they were named by the agency and were less than five acres. He
said both are outside the 55 dB CNEL. He said the inconsistencies would be that there is no
open space being designated for this property and this one is within the accident risk intensity
zone and the Hayes project was not.
Mr. Stevens said it is not possible to create any open space that would be of any value to the
airport on this site.
Commissioner Crabb said a pilot will look for a place where they can land safely, if they can not
find, one then they will look for a place that would impact the land the least. He said this piece
would be considered as a last resort to land a plane and development would corer it up.
Mr. Stevens said the parcel is a pretty small window of opportunity to land a plane on.
Commissioner Crabb did not think this property fit the exception criteria.
Mr. Stevens said the value of this property for open space was not there.
Commissioner Crabb said the applicant would need to bring in documents to show they can meet
the requirements of an exception.
Mr. Stevens said the information is in the letter he sent staff.
Mr. Michelena said they need to look at this separate from the Hayes project. He said they
would need to come up with findings and does this set a precedent around the Ranchaero
Airport.
Commissioner Rothe asked if someone was going to use the 2.4.4. f. exception that they are
obligated to bring in the documentation that basically they use to justify the special
circumstances.
Mr. Michelena said that is correct, it is either the proponent or the referring agency.
Mr. Stevens said they have made application to annex to the City of Chico, but do not know if it
will be approved or when.
■ Butte County Airport Land Use Comrnission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 11 of 15■
Mr. Streeter said they might not be able to make a decision today. He said the applicant can
come into the office with the findings for the exception under 2.4.4. f and staff will bring this
back.
Chairman Harp said the trouble with this property causing an exception to the rules is the lack of
open space being proposed. He said the Plan talks about 300-700 feet of open space. He said if
the applicant comes back with an open space requirement, it might be acceptable.
Mr. Stevens said that absent this application, the open space is still a narrow window. He said he
will bring back the findings needed for the exception. He asked that this hearing be continued
open.
Chairman Harp said it would be difficult to fit this application into the exception criteria. There
was a brief discussion on the open space requirement.
Chairman Harp asked if the Commission wanted to continue this to the next meeting.
Commissioner Nielsen said he needs more time to study the letter.
Commissioner Crabb said he would need more detailed information to grant an exception.
It was moved by Commissioner Crabb, seconded by Commissioner Nielsen, and unanimously
carried to continue this hearing open to April 20, 2005, at 9:00 a.m.
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 12 of 15■
EXHIBIT E
Parcels Bounding Proiect Site — Infill Criteria
0
EXHIBIT F
Proiect Location and Compatibility Zones
■ Butte .County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ May 18, 2005 ■ Page 14 of 15■
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Page 1 of 2
Michelena, Mark
From: James Stevens [jstevens@northstareng.com]
Sent: Thursday, April 28, 2005 8:35 AM
To: Michelena, Mark
Cc: PAT BURNS (PAT BURNS)
Subject: RE: Shastan A05-13
Thanks Mark,
.Tian Stevens
NorthStar Engineering
(530) 893-1600
jstevens@northstareng. coni
-----Original Message -----
From: Michelena, Mark [mailto:MMichelena@buttecounty.net]
Sent: Thursday, April 28, 2005 7:55 AM
To: James Stevens
Subject: RE: Shastan A05-13
Jim,
I will schedule it for the May 18, 2005 ALUC Meeting.
Mark
From: James Stevens [mailto:jstevens@northstareng.com]
Sent: Wednesday, April 27, 2005 4:01 PM
To: Michelena, Mark
Subject: RE: Shastan A05-13
Mark:
We need to get on the 18th agenda. Please schedule us with the letter I submitted originally. I believe it
has a January date.
Thanks,
.Tina Stevens
NorthStar Engineering
(530) 8934600
jstevens@northstareng. coni
-----Original Message -----
From: Michelena, Mark [mailto:MMichelena@buttecounty.net]
Sent: Wednesday, April 27, 2005 1:04 PM
To: jstevens@northstareng.com
Subject: Shastan A05-13
Jim,
As you remember the project was originally taken to ALUC on March 16, 2D05 as inconsistent to
the Butte County Airport Land Use Compatibility Plan for the Ranchaero Airport Compatibility
Zone B2. It was continued so you could prepare information that would meet the requirements of
4/29/2005
L !
• • Page 2 of 2
Section 2.4.4(f). I remember giving you a copy.of what was done for the Hayes project as an
example. As of today, I have not received anything from you to take the project back to ALUC.
Please let me know if you have the information ready for review. Unforturately due to the
timeframe of submitting the new information, preparing the revisions to the report and having it'
reviewed, it will not be able to make the May 18, 2005.
Thank you.
iwarK IVllcnelena, Assoc/ate vianner
Butte County Department of Development Services
Planning Division
7 County Center Drive, Oroville, CA 95965
530-538-7376, FAX: 530-538-7785
4/29/2005
• NorthStar*"
ENGINEERING o
Civil Engineers • Surveyors
January 4, 2005 --.--_-__.
JAN 4 20(',
BUTTE COUNTY AIRPORT LAND USE COMMISSION CITY OF CHICO
7 County Center Drive PLANNING DIVISION
Oroville, CA 95965
Re: Proposed Development AP# 042-640-020,021 .f;1
1,i _.. h 1S�JJ
Honorable Commission Members:
I am writing to submit herewith an application for consistency findings
for the subject project. Our clients, Shastan Homes, are proposing a 57
lot subdivision on Glenwood Avenue, between Oak Way and cacramento
Avenue. The property lies within the urban boundaries of the "Green
Line" development designation, and exists at the northerly edge of the 13-
2 Compatibility Zone for the Ranchaero Airport in west Chico. We have
attached a copy of our proposed project and a copy of the Rar_chaero
Airport Compatibility Map with our project highlighted.
We are aware of the requirements for the B-2 Compatibility Zone and of
those for the infill exemption. I appeared at your last meetinE to voice
our concerns regarding what we consider an anomaly property.
Obviously, our project is being proposed at a density greater than the
0.02 units per acre contemplated for the B-02 zone. We are also familiar
with the infill exemption(Special Conditions 2.4.4.(a)), and we meet all of
the criteria with the exception of the provision for residential
development to be less than 10 acres. Our site consists of two parcels
totaling 14.9 acres and, as such, falls under the second bullet point of
2.4.4.(a), (2). This allows development at a density of twice th.e allowable
density in the compatibility table. Development under this formula
would result in 0.4 units per acre, or one unit per each 2.5 acres. This
project is pre -zoned in the City of Chico as an R-1 designation-., with a
minimum density of 2.1 units per acre and a maximum density of 6
units per acre. (7 units per acre under a Planned Development Use
Permit) The surrounding areas on. the north, east, and south .are
developed at average densities of 3.0 to 3.6 units per acre. Our project is
being proposed at a density of 3.8 units per acre, virtually identical to the
surrounding development and about the middle of the City's allowable
density.
In reviewing the map we notice that there is virtually only one
undeveloped site, within the "Green Line", in either the B-2 o- the C
compatibility zones. This -one-si-te—fs-the--arnomaly referred to above,,,and
20 DECLARATION DRIVE
CHICO, CALIFORNIA 95973
------_- 530-893-16_0_0-------_
----FAX-893-2113—----_—
•
Butte County Department of Development Services
Planning Division
Airport Land Use Commission
March 16, 2005 Meeting
AGENDA ITEM — G.2
TO: Honorable Chair and Airport Land Use Commission
FROM: Mark Michelena, Associate Planner
DATE: March 16, 2005
ITEM: ALUC File No. A05-13 (Shastan Homes), APN 042-640-020 and 042-640-021:
A consistency review for a proposed Vesting Tentative Subdivision Map, which
would divide approximately 14.9 acres into 57 single-family resicential lots. The
project site is located on the east side of Glenwood Avenue, at 1134 and 1150
Glenwood Avenue, approximately 900 feet north of West Sacramento Avenue, '
Chico.
SUMMARY:
Staff recommends that ALUC find the project inconsistent with the 2000 Airport Land Use
Compatibility Plan for the Ranchaero Airport.
BACKGROUND:
• Each parcel' is currently developed with a single family dwelling.
• The property is zoned A -SR (Agricultural Suburban Residential) and has a General Plan
Land Use Designation of Low Density Residential.
• The property is.w tliin the City of Chico's sphere of influence and designated urban area..
• Three sides of the parcel are adjacent to the City of Chico.
• The project parcels are proposed to be annexed into the City of Chico.
• The property is pre -zoned by the City of Chico as R-1, with a density range of a minimum of
2.1 to a maximum of 6 dwelling units per acre and has a General Plan land use designation of .
Low Density Residential.
• The proposed subdivision map would create 57 single family lots with a density of
approximately 3.8 dwelling units per acre.
• Parcel sizes range from 6,811- square feet (0.16 acres) to 13,150 square fleet (0.30 acres). -
Average parcel size is 8.864 square feet (0.20 acres).
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13. (Shastan Homes) ■
■ March 16, 2005 ■ Page 1 of 5■
• The project site is located approximately 1.25 miles north of the existing runway 13L -31R of
the Ranchaero Airport, and isJust to the west of the extended runway centerline.
• The project site is within Airport Compatibility Zone B2 (Traffic Pattern) for the Ranchaero
Airport.
ANALYSIS:
• This project is a major land use action as defined by Policy 1.5.3 of the 2000 Butte County
Airport Land Use Compatibility Plan (ALUCP).
• The primary compatibility criteria for the B2 Compatibility Zone is shown on the following
table:
Zone
Residential
Density
du/ac
Other Uses
(people/ac)
Req'd
Open
Land
Prohibited Uses
Other Development
Conditions
Locate structures
Children's schools, day
maximum distance
care centers, libraries;
from extended runway
Hospitals, nursing
centerline;
< 0.2
25 (Average)
homes; Highly noise-
Minimum NLR 20 dB
B2
(average parcel
50 (Single Acre)
20%
sensitive uses;
in residences and
size > 5.0 acres)
130 (with bonus)
Aboveground bulk
buildings with noise -
storage of hazardous
sensitive uses;
materials; Hazards to
Airspace review
flight.
required for objects
>35 feet tall;
Deed notice required.
zxEracrea rrom Table LA or the 1.000 ALUUF
• The residential density of the project, 3.8 dwelling units per acre, is not consistent with
Airport Compatibility Zone B2 which requires a density of less than or equal to 0.2 dwelling
units per acre.
• The proposed parcels sizes, ranging from 6,811 square feet to 13,150 square feet is not
consistent with the minimum parcel size of 5 acres.
• The proposed project site is approximately 14.9 acres which would allow up to 2 lots (at a
minimum of 5 acres) based on the B2 Compatibility Zone.
ENVIRONMENTAL DOCUMENTATION:
No environmental documentation has been completed for this project by ALUC staff. The Butte
County or City of Chico planning staff will complete an environmental initial study and make a
determination per the California Environmental Quality Act as part of their processing of the
vesting tentative subdivision map.
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ March 16, 2005 ■ Page 2 of 5■
RECOMMENDATION:
Staff recommends that the Butte County Airport Land Use Commission find ALUC File No.
A05-13 (ShastanHomes) inconsistent with the 2000 Airport Land Use Compatibility Plan for the
Ranchaero Airport.
Exhibits:
A: Findings _
B: List of References
C: Project Location and Compatibility Zones '
D: Site Plan
kAplanning\aluc\aluc applications\2005 files\A05-13 Shastan Homes TSM.doc
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ March 16, 2005 ■ Page 3 of 5■
EXHIBIT A
BUTTE.COUNTY AIRPORT LAND USE COMMISSION
CONSISTENCY FINDINGS FOR:
ALUC File No. A05-13: Shastan Homes.
APN 042-640-020 and 042-640-021
The Airport Land Use Commission (ALUC) has prepared the following findings based on data
contained in the 2000 Airport Land Use Compatibility Plan (ALUCP) for the Ranchaero Airport,
as well as site specific information submitted by the applicant and ALUC staff.
The following findings have been prepared at the direction of the ALUC and are for the
consideration of the Lead Agency (Butte County) when making a decision on the project.
SECTION 1: ENVIRONMENTAL FINDINGS
A. No environmental documentation has been completed for this project by ALUC
staff. The Butte County or City of Chico planning staff will complete an
environmental initial study and make a determination per the California
Environmental Quality Act as part of their processing of the vesting tentative
subdivision map
SECTION 2: CONSISTENCY FINDINGS FOR PROPOSED PROJECT
A. The proposal for the Shastan Homes Vesting Subdivision Tentative Map, to
divide a 15 -acre parcel into 57 single-family lots is inconsistent with
Compatibility Zone B2 as found in the 2000 Airport Land Use Compatibility Plan
for the Ranchaero Airport.
SECTION 3: PROJECT FINDINGS:
A. The project site is located in Airport Compatibility Zones B2 as listed in the 2000
Airport Land Use Compatibility Plan for the Ranchaero Airport.
B. The residential density of the project is inconsistent with Airport Compatibility
Zone B2.
C. The proposed project is consistent with County zoning of A -SR (Agricultural -
Suburban Residential) and consistent with the County General Plan land use
designation of Low Density Residential.
D. The proposed project is consistent with the City of Chico's pre -zoning of R-1 and
consistent with the General Plan land use designation of Low Density Residential.
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ March 16, 2005 i Page 4 of 5■
EXHIBIT B
List of References
Data supporting the ALUC's findings have been generated from studies and reports prepared by
recognized professionals and agencies with expertise in Airport Land Use Planning and land use
compatibility. These include, but are not limited to:
Butte County 2000 Airport Land Use Compatibility Plan
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ March 16, 2005 ■ Page 5 of 5■
Butte County Department of Development Services
Planning Division
Airport Land Use Commission
March 16, 2005 Meeting
AGENDA ITEM — H.2
TO: Honorable Chair and Airport Land Use Commission
FROM: Mark Michelena, Associate Planner
DATE: March 16, 2005
ITEM: ALUC File No. A05-13 (Shastan Homes), APN 042-640-020 and 042-640-021: ,.
A consistency review for a proposed Vesting Tentative Subdivision Map, which
would divide approximately 14.9 acres into 57 single-family residential lots. The "
project site is located on the east side of Glenwood Avenue, at 1134 and 1150
Glenwood Avenue, approximately 9OO feet north of West Sacramento Avenue,
Chico.
SUMMARY:
Staff recommends that ALUC find the project inconsistent with the 2000 Airport Land Use
Compatibility Plan for the Ranchaero Airport. .
BACKGROUND:
• Each parcel is currently developed with a single family dwelling.
• The property is zoned. A -SR (Agricultural Suburban Residential) and has a General Plan
Land Use Designation of Low Density Residential.
• The property is within the City of Chico's sphere of influence and designated urban area.
• Three sides of the parcel are adjacent to the City of Chico.
t
• The project parcels are proposed to be annexed into the City of Chico.
• The property is pre -zoned by the City of Chico as R-1, with a density range of a minimum of
2.1 to a maximum of 6 dwelling units per acre and has a General Plan land use designation of
Low Density Residential.
�(• The proposed subdivision map would create 57 single family lots with a density of
approximately 3.8 dwelling units per acre.
• Parcel sizes range from 6,811 square feet (0.16 acres) to 13,150 square feet (0.30 acres)._;
Average parcel size is 8,864 square feet (0.20 acres).
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ March 16, 2005 ■ Page 1 of 5■
9' The „'e. s to is le -e ,te.i .:.,,.,tel„ 1 .25 miles extended
eftL, of the existing , .,, 13b 31R of
_ 111V �1 V, VV{. J14V IJ IVVGL4Vt.L-GL��I�
the n., eh n : eA „,1 just to the west „f the xten e,lfunway „te fli The project
111V 1\{.LIIVIILLVYe , �
site is approximately 4,300 feet north of the existing runway for the Ranchaero Airport and is
directly inline with extended runway centerline.
• The project site is within Airport Compatibility Zone B2 (Traffic Pattern) .For the Ranchaero
Airport.
ANALYSIS:
• This project is a major land use action as defined by Policy 1.5.3 of the 2000 Butte County
Airport Land Use Compatibility Plan (ALUCP).
• The primary compatibility criteria for the B2 Compatibility Zone is shown on the following
table:
Zone
Residential
Density
du/ac
Other Uses
(people/ac)
Req'd
Open
Land
Prohibited Uses
tither Development
Conditions
L&,ate structures
Children's schools, day
maximum distance
care centers, libraries;
from extended runway
Hospitals, nursing
centerline;
< 0.2
25 (Average)
homes; Highly noise-
MLumum NLR 20 dB
B2
(average parcel
50 (Single Acre)
20%
sensitive uses;
in residences and
size > 5.0 acres)
130 (with bonus)
Aboveground bulk
buildings with noise -
storage of hazardous
selsitive uses;
materials; Hazards to
Airspace review
flight.
required for objects
>35 feet tall;
De. -,d notice required.
Lxtractea trom 1 able ZA of the ZUUU ALUUF
• The residential density of the project, 3.8 dwelling units per acre, is not consistent with
Airport Compatibility Zone B2 which requires a density of less than or equal to 0.2 dwelling
units per acre.
�( The proposed parcels sizes, ranging from 6,811 square feet to 13,150 square feet is not
consistent with the minimum parcel size of 5 acres.
• The proposed project site is approximately 14.9 acres which would allow ap to 2 lots (at a
minimum of 5 acres) based on the B2 Compatibility Zone.
_N ENVIRONMENTAL DOCUMENTATION:
No environmental documentation has been completed for this project by ALUC staff. The Butte
County or City of Chico planning staff will complete an environmental initial study and make a
determination per the California Environmental Quality Act as part of their processing of the
vesting tentative subdivision map.
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ March 16, 2005 ■ Page 2 of 5■
■ Butte County;Airport Land Use Commission ■ ALUC File No. A05-13 (Shatan Homes) ■
o March 16, 2005 ■ Page 3 of 5■
EXHIBIT A
BUTTE COUNTY AIRPORT LAND USE COMMISSION
CONSISTENCY FINDINGS FOR:
ALUC File No. A05-13: Shastan Homes.
APN 042-640-020 and 042-640-021
The Airport Land Use Commission (ALUC) has prepared the following findings based on data
contained in the 2000 Airport Land Use Compatibility Plan (ALUCP) for the Ranchaero Airport,
as well as site specific information submitted by the applicant and ALUC staff.
The following findings have been prepared at the direction of the ALUC and are for the
consideration of the Lead Agency (Butte County) when making a decision on the project.
SECTION 1: ENVIRONMENTAL FINDINGS
A. No environmental documentation, has been completed for this project by ALUC
staff. The Butte County or City of Chico planning staff will complete an ,
environmental initial study and make a determination per the California
Environmental Quality, Act as part of their processing of the ves.ing tentative
subdivision map
SECTION 2: CONSISTENCY FINDINGS FOR PROPOSED PROJECT
A. The proposal for the Shastan Homes Vesting Subdivision Tentative Map, to
divide a 15 -acre parcel into 57 single-family lots is inconsistent with
Compatibility Zone B2 as found in the 2000 Airport Land Use Compatibility Plan.
for the Ranchaero Airport.
SECTION 3: PROJECT FINDINGS:
A. The project site is located. in Airport Compatibility Zones B2 aE listed in the 2000
Airport Land Use Compatibility Plan for the Ranchaero Airport.
B. The residential density of the project is inconsistent with Airport Compatibility
Zone B2.
C. The proposed project is consistent with County zoning of A -SR (Agricultural -
Suburban Residential) and consistent with the County General Plan., land use
designation of Low Density Residential.
D. The proposed project is consistent with the City of Chico's pre -.zoning of R-1 and
consistent with the General Plan land use designation of Low D,-nsity Residential. ;
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■ .
■ March 16, 2005 ■ Page 4 of 5■
EXHIBIT B L
List of References
Data supporting the ALUC's findings have been generated from studies and reports prepared by
recognized professionals and agencies with expertise in Airport Land Use Planning and land use
compatibility. These include, but are not limited to:
Butte County 2000 Airport Land Use Compatibility Plan
■ Butte County Airport Land Use Commission ■ ALUC File No. A05-13 (Shastan Homes) ■
■ March 16, 2005 ■ Page 5 of 5■
Y
f.
! � 4
"DRAFT" LEAD IN SHEET
FILE NO: AP# O L1 Z' 6 616) ' O 2-
APPLICANT:
APPLICANT: kS L47�Z 6b 61 �S
OWNER:
REPRESENTATIVE: /y4g%f/� Fl? -Zn
PROPOSED REQUEST: to��e d out by person taking in application)
`fig 7 &C 2;—;! r -AoZZ� , �L— 7 G6P3�
gzL,, $6,qol SZ:�). Fri 3 15—e)
`CQT
FINAL REQUEST: (to be filled out by project planner)
L Cbre.(cx I,-)
o,,\ a Pa,- Cz,c a � c 'mss- ^ - • - ' '- �„"- Cv
"al— �: _ .-f-�/� .(�✓l Lt4Q � �c rocs%/' . �rU,no i�c1
c-ze s ►�.� _, 904 ..5 / 3 If o
- cti v It to
SIZE:
LOCATION:
q.uo
SUPERVISORIAL DISTRICT # 2 EXISTING ZONING:
GENERAL PLAN DESIGNATION: �-
ASSIGNED PLANNER: UV l GY�L�L
Date Application Received jw\t 2m,)
Date Proiect Assigned �,�®� OS
IDR Date
30 Day Complete —,
Tentative Hearing Date 31v, 1 a S
KAP1anning\Forms\L,ead In Sheet.doc
PLANNER's INITIALS
fC6^
,,oaf, h, LPY
(FKoJe Cy.
January 4, 2005
NorthStarl
ENGINEERING
Civil Engineers o Surveyors
BUTTE COUNTY AIRPORT LAND USE COMMISSION
7 County Center Drive
Oroville, CA 95965
Re: Proposed Development AP# 042-640-020,021
Honorable Commission Members:
.JAN 4 20'
CITY OF CHICO
PLANNING DIVISION
I am writing to submit herewith an application for consistency findings
for the subject project. Our clients, Shastan Homes, are proposing a 57
lot subdivision on, Glenwood Avenue, between Oak Way and Sacramento
Avenue. The property lies within the urban boundaries of the "Green
Line" development designation, and exists at the northerly edge. of the B-
2 Compatibility Zone for the Ranchaero Airport in west Chico.. We have
attached a copy of our proposed project and a copy of the Ranchaero
Airport Compatibility Map with our project highlighted.
We are aware of the requirements for the B-2 Compatibility Zone and of
those for the infill exemption. I appeared at your last meeting to voice
our concerns regarding what we consider an anomaly property. .
Obviously,. our project is being proposed at a density greater than the
0.02 units per acre contemplated for the B-02 zone. We are also familiar
with the infill exemption (Special Conditions 2.4.4.(a)), and we meet all of.
the criteria with the exception of the provision for residential
development to be less than 10 acres. Our site consists of two parcels
totaling 14.9 acres and, as such, falls under the second bullet point of
2.4.4.(a), (2). This allows development at a density of twice the allowable
density in the compatibility table. Development under this fo_ mula
would result in 0.4 units per acre, or one unit per each 2.5 acres. This
project is pre -zoned in the City of Chico as an R-1 designation, with a
minimum density of 2.1 units per acre and a maximum density of 6
units per acre. (7 units per acre under a Planned Development Use
Permit) The surrounding areas on the north, east, and south are
developed at average densities of 3.0 to 3.6 units per acre. Our project is
being proposed at a density of 3.8 units per acre, virtually identical to the
surrounding development and about the middle of the City's allowable
density. S
In reviewing the map we notice that there is virtually only one
undeveloped site, within the "Green Line", in either the B-2 or the C
compatibility zones. This-o--ne-s-i-to—is-the-anomaly referred to above, and
20 DECLARATION DRIVE
C_H_IC_0, CALIFORNIA 95973
530-893-1600
FAX -893-2113----- -
January. 4,'2005
Shastan Development -
Page 2
happensto be our site. Unfortunately, it is larger than 10 acres. Had it i
been 10 acres or less, we could have developed under 2.4.4.(a)(2) by
virtue of being "within the overall density represented by .....e_5dsting lots
within 300 feet of the parcel to be divided" In fact there are n•D parcels
which would fit that description. We ask for your consideration in
allowing our project to be considered compatible under the in ---ill -.
exemption, or failing that make exception to the rule in this one case. As-
the
sthe last undeveloped site, granting this requestwould not risk_ setting
precedent for future exceptions, and would allow the development,
anticipated by the City of Chico, at the density anticipated by the City's
General Plan.'
Please review this application and notify this office if any additional
information_ is necessary. Thank you for your consideration of this f
matter. = y +
Sincerely;
NORTHST ENGINEERING
James A: Stevens, PLS
'Attachments'
Cc:, Jay Halbert
Pat Burns
Tony Baptiste t
" Kim'Seidler
Teresa Bishow
J
January 4, 2005
Shastan Development
Page 2
happens to be our site. Unfortunately, it is larger than 10 acres. Had it
been 10 acres or less, we could have developed under 2.4.4.(a)(2) by
virtue of being "within the overall density represented by .....existing lots
within 300 feet of the parcel to be divided" In fact there are no parcels
which would fit that description. We ask for your consideration in
allowing our project to be considered compatible under the in -Jill
exemption, or failing that make exception. to the rule in this one case. As
the last undeveloped site, granting this request would not risk setting
precedent for future exceptions, and would allow the development,'
anticipated by the -City of Chico, at the density anticipated by the City's
General Plan.
Please review this application and notify this office if any additional
information is necessary. Thank you for your consideration o_F this
matter.
Sincerely,
NORTHSTM ENGINEERING
James A. Stevens, PLS,
Attachments
Cc: Jay Halbert
Pat Burns
Tony Baptiste
Kim Seidler
Teresa Bishow
X111
-will
lj
1;
�1
®�1
MEN
®l .r,. - ..! ! ■ s Ste'} O
.� rCity of Chico
IAN
MENNI
OMEN
January 4, 2005
NorthStar
ENGINEERING
Civil Engineers • Surveyors
BUTTE COUNTY AIRPORT LAND USE COMMISSION
7 County Center Drive
Oroville, CA 95965
Re: Proposed Development AP# 042-640-020,021
Honorable Commission Members:
JAN 4 2005
CITY OF CHICO
PLANNING DIVISION
�M'ou=
JAN 1, F) 2005
CLIT E COE"MOON
I am writing to submit herewith an application for consistency findings
for the subject project. Our clients, Shastan Homes, are proposing a 57
lot subdivision on Glenwood Avenue, between Oak Way and Sacramento
Avenue. The property lies within the urban boundaries of the "Green
Line" development designation, and exists at the northerly edge of the B-
2 Compatibility Zone for the Ranchaero Airport in west Chico. We have
attached a copy of our proposed project and a copy of the Ranchaero
Airport Compatibility Map with our project' highlighted.
We are aware of the requirements for the B-2 Compatibility Zone and of
those for the infill exemption. I appeared at your last meeting to voice
our concerns regarding what we consider an anomaly property.
Obviously, our project is being proposed at a density greater than the
10.02 units per acre contemplated for the B-02 zone. We are also familiar
with the infill exemption(Special Conditions 2.4.4.(a)), and we meet all of
the criteria with the exception of the provision for residential
development to be less than 10 acres. Our site consists of two parcels
totaling-. 14.9 acres and, as such, falls under the second bullet .point of
2.4.4.(a), (2). This allows development at a density of twice the allowable
density in the compatibility table. Development under this formula
would result in 0.4 units per acre, or one unit per each 2.5 acres. This
project is pre -zoned in the City of Chico as an R-1 designation, with a
minimum density of 2.1 units per acre and a maximum density of 6
units per acre. (7 units per acre under a Planned Development Use
Permit) The surrounding areas on the north, east, and south are
developed at average densities of 3.0 to 3.6 units per acre. Our project is
being proposed at a density of 3.8 units per acre, virtually identical to the
surrounding development and about the middle of the City's allowable
density.
In reviewing the map we notice that there is virtually only one
undeveloped site, within the "Green Line", in either the B-2 or the C
compatibility zones. This -one—site--is-the—anomaly referred to above, and
20 DECLARATION DRIVE
CHICO, CALIFORNIA 95973
530-893-1600
FAX -893-2113
a
January 4, 2005
Shastan Development
Page 2
happens to be our site. Unfortunately, it is larger than 10 acres. Had it
been 10 acres or less, we could have developed under 2.4.4.(ai(2) by
virtue of being."within the overall density represented by .....existing lots
within 300 feet of the parcel to be divided" In fact there are no parcels
which would fit that description. We ask for your consideration in
allowing our project to be considered compatible under the infill
exemption, or failing that make exception to the rule in this one case. As
the last undeveloped site, granting this request would not risk setting
precedent for future exceptions, and would allow the development,
anticipated by the City of Chico, at the density anticipated by the City's
General Plan.
Please review this application and notify this office if any additional
information is necessary. Thank you for your consideration of this
matter.
Sincerely,
NORTHST ENGINEERING
James A. Stevens, PLS
Attachments
Cc: Jay Halbert
Pat Burns
Tony Baptiste
Kim Seidler
Teresa Bishow
i .
� r
,
2 F"
W.
PL. p
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ZONING THE PROPERTY IS CURRENTLY IN.COUNTY ' 7..POWtTt -0.0.& E r 14,WATTt.WALFIY:IREATYEEIT SHALLBE ACHIEVED NAS'AIB-SURFACE. DISP08AL. -
F: JURISDICTION AND IS PREZONED: R-1. _ O/1•�C7b0 - . d•
,< _,d- 8.,18"How- SBC.. �. ', w•' ,;:'1S :WATER•WANTITY-:TREATMENT WILL SE"ACH"OED-NA'.SUB:SURFACE' DElOOTON, •• - _ -
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'; :.: >: ' 111., OWNER 'JAY HALBERT/ PAT BURNS - -+18.` STANDARD' EROSION'CONTROL' MEASURES BYWe ,VA L BE USED IN
PROJECT SURVEYOFC JAMES STEVEN s LS 8050 SIASTAN HOMES P.O.: BOX 810 CHICO,. CA 95927 ( ) -
tn w1TiT.THE'anoF a9co AND:•TNE WATER ouAUTr.'caNmoL.BoARD. 1 Osco a an'e
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SEWAGE: qn OF CNICO ($$.APPLICATION (5375)'. .:_ :,:. 19:-1HE:HOMES' LOCATM IN _THECHATa1ED:AREA SHAU. HAVE. FIRE SUPPRESSION 5PPo11KLER5:" C. i.CO. CQNtO(I1:O S.9%3 rr
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k PROJECT SUMMARY SHEET t : ;,
FILE #: A 05-13
AP #: 042 0-020. 021
2-0 � a
APPLICANT: Shastan Homes d
ADDRESS: P.O. Box 810, Chico, CA 95927
OWNER: Same
REPRESENTATIVE NorthStar EnlZineerinlZ
ADDRESS:
PROJECT DESCRIPTION /
LOCATION:
DESIGNATION:
20 Declaration Drive, Suite 101. Chico, CA 55973
Shastan Homes, Butte County Airport Land Use Commission consistency
review of proposed 57 lot subdivision on a 14.9 acre parcel, located in
Compatibility Zone B-2 of the Ranchero Airport. Proposed lot sizes range
from 6900 square feet to 13,150 square feet, wi-h an average lot size of
8864 square feet. The property is located on the east side of Glenwood
Avenue, at 1134 and 1150 Glenwood Avenue, approximately 900 feet
north of West Sacramento Avenue, Chico. (M?A)
Low Density Residential
1. A lication submitted: 1/5/05 Amount: $1,531.00 Receipt # 419186
17 Photocopy of deposit check received
2. Comments (sent to / received from):
3. Staff Report (date / prepared by):
❑ Staff Report in file
4. Published: (date / specify where)
❑ Hearing Notice, if published
5. ALUC Commission Hearing(s):
u Agenda
Action taken: ❑ Found to be Consistent ❑ Founc: to be Inconsistent
Notes/Special Conditions:
6. ❑ Minutes
CLOSED FILES:
❑ Billed out $
date
❑ Received Check Amount: $ Receipt #
❑ Sent them Refund or. ❑ Check box if County-initizted—"Exempt from fees"
K:\Planning\ALUC\BILLINGS\PROJECT SUMMARY SHEET.doc
`� { eF,�'' w 1. • .•'t . �� � _ ,.• a
G. ITEMS WITH PUBLIC HEARING
z
1. Shastan Homes, consistency review of proposed•57 lot subdivision on a 14.9,.acre
iparcel, located in Compatibility Zone B-2 of the Ranchero Airport. Proposed lot sizes
range from 6900 square feet to 13,150 square feet, with an av-rage lot size of 8864
square feet. The property is located on the east side of Glenwoo-J Avenue, at 1134 and
`1150 Glenwood Avenue, approximately 900 feet north of Wes. Sacramento Avenue,
Chico. (MM) . (A OS -13) (Continued from March 16, 2005) A
R Mr. Michelena`gave a brief summary of the project and why it was continued. He also gave a power
point presentation. He said,the applicant proposed using the special conditions under Section 2.4.4..f.
He said the applicant prepared findings to justify the exception. He said the parcel does not meei the
infill criteria. 7 } • " '' t
CommissionerRosene made a correction on page 4 of the agenda report changing under the italics in
' the last sentence, first "acre" should be changed to "parcel.'
Mr. Michelena agreed with -this change.
The hearing was opened to the public.
' Jim Stevens, NorthStar Engineering, felt that this project did meet the criteria of 2.4.4. f because 1)
the area' is fully" developed all the way around this parcel, 2) the orienta.ion of the parcel is
perpendicular to the airport, and '3) the narrow width of the parcel. He said 'his parcel would not
meet the adequate footage to land for an emergency landing space at only 450 feet. He said they can '
not, offer open';space that would amount to anything. He said the parcel is outside the 50 CNEL
contour. He,said this development is pre -zoned into the City of Chico in the R=1 zone which requires
at a minimum 2.1 units per acre density. He said this property is far away from the'flight path: -He
agreed that they do not qualify for infill, but he is asking for an exception and nc't infill.
Commissioner Rosene asked how long the applicant has owned the property.
Mr. Stevens said the applicant is in the process of buying the property. He said he owner has had the
property for80�+/_ years He noted•that this is the last piece of property to be developed on the west
side of Chico.'
Commissioner Henriigan said the reason they do airport compatibility planning is to protect the
viability of the airport. He commented that the people who move in around an airport become t
political activist against the airport He questioned if they allow development next to the airports,
Why would these people not become activists against the airport. -
Mr. -Stevens discussed '"his house and the lack of airplanes he has seen. He could not aris k er •'`�.
Commissioner Hennigan's question. He said this project is well outside of the CNEL contours and -
noise should not be a problem. -He said should this property be left open spa -,e, it will not be big ,
enough for an eme_ rgency land_ ing.;
` Commissioner Hennigan said ALUC is supposed to protect the viability of the airport' arid the Board '
of Supervisors ascreated a situation that will lead to a -lawsuit if the airport becomes unviable. He,
■.Airport Land.Use,C6mmisslon. ■ Minutes of Meeting of May •18, 2005 ■ Page 6'■
' _ as • � �- .. � .,,. -,_.. ...- ._ - » r •• .. ... .... __ - ... -
said that the actions taken at this table have not been consistent with State Law or their own General
Plait.'
r '
Mr. Stevens said the General Plan, which is the CLUP for the airport, is inconsistent and after.the fact
so with the City of Chico's.General Plan. He said when the 2000 CLUP was adopted,•it ignored this
piece as being able to be developed. He said the applicant could go through the process of doing a
Lot Line Adjustment and make the property compatible, but why go through the time and expense.
Chairman Sherman ask a question regarding doing a Lot Line Adjustment, said -the review shows that
the property is only 50 percent surrounded and not 65 percent as required. : }
l Mr. Michelena said there,are several problems trying to do infill. He briefly explained the criteria to,.
meet the infill provisions:
Commissioner -Harp said if they went back and did a lot split and made two parcels, each parcel of ,
less than 10 acre_ s,'had the County designate this as potential infill„then they -mould look at the,300
foot criteria and maybe the applicant would end up with more than 6 lots, but it would not be 57 lots.
'Mr.. Michelena said that is correct. He said the applicant can make the one parcel less than 5 acres
and the other one,less than 10 acres. He said the 5 acre parcel gives them.a potential higher density
than the 10 acre parcels
'
Commissioner -Harp'- said the issue is they are talking about re -drawing the B-2 lines. "He was
concerned about•this fitting into the requirements for the exception because it would set a precedent
that they could allow other housing in other B-2 zones around other airports.
. py.
Mr. Stevens pointed out that this is the last parcel in the B-2 zone, in the Grcenline, near the ;
` Ranchaero Airport•to be developed. ”
Commissioner, Harp discussed the zoning'lines are partly based on the CNEL and partly based on the
accident scatter pattern.
Mr. Stevens asked if the -accident scatter pattern was based on the orientation: of the airport oris it
based on flight paths. He asked if there is data collected.
Commissioner Harp said they take empirical data from airports and the data is gut on top of the, nap
for a particular airport to decide the most likely area for a plane to crash. r
•Mr.'Stevens said the other consideration here is the number of planes per day Et Ranchaero which is
. 14 He asked what the benefit was to hold this one piece open as open space. Ya
Commissioner Harp discussed following the rules that are in place. He fek that approving this '
project would set a precedent for B-2 property around other airports. t -
Mr: Stevens felt that they met the extraordinary factors ofthe exception.
Commissioner Rosene asked staff when the CLUP was written did that solidify the parcel boundaries ,
or can they be modified to divide the parcel so it would fall under new guidelines. _ s`
E
- �. • -■ •Airport Land Use Commission ■ Minutes of,Meeting of May 18,'2005,M Page 7 0 `
e
Mr. Michelena said 'a Lot" Line Adjustment would be needed to recommend consistency' He noted
that the hearings are not publicly noticed and, therefore, the neighbors are not ir-formed.
Commissioner Hennigan said if the Commission wants they can visit the B-2.zone lines•formext
year's amendments to the CLUP.
Commissioner Harp agreed the zones should be looked at.
Commissioner Rosene said that when they drifted the line to the west, the B-2 done, it was because it
was the way the operations are for the Ranchaero Airport, that they recognized that there was no.way
to go back to the east and include all the incompatible uses that were placed there in conflict with the
r plans that were in existence. He said the General Plan was never approved and the'City overrode this
Commission. He said even if the local pilots know to come in from the west, there is still straight in {
activity., He said he would have a'problem with 50 more homes under a flight path in an area where
they already get noise complaints.
Mr. Stevens said the minimum that this parcel will be able to develop at is.30 units.
Chairman Sherman asked if we have the technical data to modify the lines of the B-2 zone or would
be have to get a professional to do the data.
t
' r
Commissioner Wheeler asked if this is not approved, what the applicant can do.:
�-. -.• - car--' :- - ,'-•?
Mr. Michelena said the property will be annexed to the City of Chico and would then go to the City
Council for an override.
Commissioner Lundy said the applicant can do a combined application for a LL.A with a TPM to save .
'time,and money.,' He said he was not in favor of a high density in this zone. He said with,the Hayes .
project they gave,'up a lot to be found consistent.
Commissioner*Hennigan said the property is at the Greenline and west of the Greenline is a 20 acre"
minimum.
Mr. Michelena said the property is 20 acres consistent, 5 acres conditionally cor_sistent: He said'most
of the parcels to the west are larger agricultural parcels.
Commissioner aennigari said it would be nice to own the development rights to some of those ,
parcels to,guarantee that they remained open as long as the airport is there. He said there was a large
mitigation in the Hayes project.
Commissioner' Rosene said. it would not be easy to mitigate airport problems, like you can other
problems because the flight patterns don't change. He said the pattern altitude is very IOw.r-He said
knowing how many complaints there are he is not in favor of this project. '
Commissioners Wheeler and Baldridge said they were not in favor of.this project;. `
Mr. Stevens said this is a matter of timing.' He said this is the last developable p-operty in the area: a
■ Airport Land Use Commission ■ Minutes of Meeting of May 18, 2005 ■ Page 8 ■v ``` 4
Commissioner Rosene said,the Commission did preclude property from developing when the,line
was drawn based on noise, safety, over flight, this is where the line should be.
" Commissioner Hennigan said there are four criteria that'ALUC has to consider, one is+ obstruction,
and the 'others,are noise; safety, and over flight. He said it is the presence,of airplanes that provoke
people to write. letters, go to„Council meetings, Board of Supervisors meeting, despite"a_vigation
easements, deed notices, signs, -maps, reports, etc.
Mr. Steven asked for a decision today.
- Commissioner Baldridge asked the time line on annexation to the City. y
Mr. Stevens said the process is going on now.
' The'hearing was closed
It was moved by. Commissioner Wheeler, seconded by Commissioner Baldr_dge, and unanimously
carried to find ALUC File No. A 05-13, Shastan Homes inconsistent with the :2000 Airport Land Use:
Compatibility Plan for the Ranchaero Airport subject to the following findings, :{ '
SECTION 1 ; ENVIRONMENTAL FINDINGS r
A. ” No environmental documentation has been completed for this p-oject by ALUC'stafi`
The Butte County or City of Chico, planning staff will complete an environmental
initial study and make a determination per the California Environmental Quality -Act
-- ras part of their processing of the vesting tentative subdivision rr_ap `• -
' :Stiff , - . ► `e '
SECTION 2: CONSISTENCY FINDINGS FOR PROPOSED PROJECT
' f A. ' The proposal for the Shastan Homes Vesting Tentative Subdi=-fision Map, to divide a
r 14.9 -acre parcel into 57 single-family lots is inconsistent with Compatibility Zone.B2
as, found in the 2000 Butte Airport Land Use Compatibility Plan for the Ranchaero
a; Airport.
11. The residential density of the'project, 3.8 dwelling units per acre,` is not consistent
with Airport Compatibility Zone B2 which requires u density of less than or equal
to 0.2 dwelling units per acre. •.' `- '
2i , The proposed parcels sizes, ranging from 6,429 square feet to 13,150 square feet.
r 4 r The project's average parcel size of 11, 386 square feet (gross) is not, co'ns'istent
' ` z with the minimum parcel size of 5 acres.
B: The proposal for the, Shastan Homes Vesting Tentative Subdivision Map doe's not meet
.' the 2000 Butte County Airport Land Use Compatibility Plan Infill Criteria.
ol.. BCALUCP Section 2.4.4(a)(1) One-time determination of eligibility° The N
.-proposed 'project can not use the Infillcriteria due to no areas around the ,
Ranchaero Airport having been identified, mapped and approved by the Butte
,. County'Airport Land Use Commission (BCALUC). '
- ■-AirportLand Use Commission 0 Minutes of Meeting of May 18, 2C05 ■- Page,9 ■
2. BCALUCP ,}Section 2.4.4(a)(2) — Criteria for eligibility: To' qualify for -infill
development, a parcel shall meet all of the following crite-ia except as' -provided
-below [in Section 2.4.4 (a) (3)]:
2.1 ' .The parcel size is no larger than 20 acres.
. 'The project total (14.9 acres) meets the criteria.
2.2.' The site is at least 65% bounded (disregarding mads) by existing uses
similar to, or more intensive, than proposed. This requirement does not
" apply to residential developments that qualify as infill projects as defined
f •, ; --.,in Section 15332 (in -Fill Development Projects) of the California
Environmental Quality Act (CEQA) Guidelines. '
The project does not meet the requirement of being 65% bounded by
existing similar uses or more intensive than proposed. ' (Exhibit D)
identifies the project site bounded by 50% of similar uses. The project
site size of 14.9 acres does not allow it to com? under CEQA Section
15332, which has a 5.0 acre maximum and subs. intially surrounded by
' urban uses.
2.3 The site is within the perimeter of the area defined by the surrounding,
already developed, incompatible uses.
ll All surrounding parcels in the B-2 Compatibility Zone 'are incompatible
• with regard to the 5 acre minimum parcel size.
• 2.4 • The site has not previously been set aside as open , space -land in
- -. 'accordance with BCALUCP Policy 4.2.5 unless replacement open land is
provided within the same compatibility zone.
' The project site has not been set aside as open space land.
SECTION 3`:, PROJECT FINDINGS: Y
A..,, - , The project site is located in Airport Compatibility Zones B2 as listed in the 2000 .
` 1 h Airport Land Use Compatibility Plan for the Ranchaero An pert. `•
B.•= The'residential density of the project is inconsistent with Ai -port Compatibility Zone
` B2.
,C.: No .open space is proposed within the subdivision design though a 20 percent. open
space requirement is a criterion of the B2 compatibility zone.
D. The proposed project is consistent with County zoning. of -A-SR (Agricultural -
Suburban `Residential) and consistent with the County General Plan land use
y, designation' of Low Density Residential.
E + S� =The proposed project is consistent with the City of Chico's pre -zoning of R-1 and
consistent with the General Plan land use designation of Lour Density Residential.,
■ Airport L-and•Use Commission. ■ Minutes of Meeting of May 18, 2005 ■ Page 10 ■
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Date of Application
Property Owner S'fJ'/�sT�9�r/ j7`OrnEs Phone
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Mailing Address:
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Agent (if any) lV Q1z Ti`�sT� Z�� IA.16E�lo jc, Phone Number
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P' t03CT LOCA ,
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Street
Address 113 // SD
Assessor's Parcel No. O Z I Parcel Size 16
Subdivision Name: S'114-5-777-/ /for• £s f,7-
Zoning: �'/ �,beJ �`3('
r N 1 3 2005
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PROJECT DESCRIPTION �'TOBE[CO kETEDBYAPPLI'>ANT� r�ly^\� ,'r:.,1m.)) ak'�,� s,�� �t
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water,bo}dzesandythe�,;height,�o ��s,,tructures�and trees��a'nhde„�addat�ona�l�p�ro�ect,�de�scrzp�tion�data�as�needed��t�5�,:�' �� ,;,,u
Existing Lan_ d Use ,
(describe) %/fE2E ff/Z TGr�y E;risTi�� ;eEsid��7� S7�zyG7 r� c
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Proposed Land Use
(describe) T /�ievpvsw j,402y✓TAE�7 WILL /�GZ Gt.�E ?9
5-7 07"T
For Residential Uses: Number of Parcels or Units on Site (including secondary units) 5`7. L073" 6.5 J W/r-S
For Other Land Uses: Hours of Use:
Maximum number of people on sited
Indicate the'method use-d,to determine this number (i.e. Church membership,_ number of liarking spaces, etc.)
iTy of Gh`IGo. TY e lis 2 Eo�Ge .fie611V 1
1,9,e --k y/v./Ts-7_
Height Data: Height above Ground of Tallest Object (including antennas &trees) 'S'o
ft:
Highest Elevation (above sea level) of Any;Object or Terrain on Site Z o ft.-
Flight Hazards: Does the project involve any characteristics which could create Electrical
�. interference, confusing lights, glare, smoke, or other Electrical r visual hazards
to aircraft flight? ❑Yeso
r
Does the:project have the potential for attracting birds? El Yes �'No
If yes .to either;:explain below: `
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REFERRING A:: E CY TO BE �{� !; +: sF � � w }e, �,�> , t �r v -I
N(F BY hAGEN,C S;TAF�, �Y
N �COMPLTED
•,, Z('`�kcie;S�lAii..
,
Date Received 1-- 4 - o5
Type of project:
Agency Name-- __C v4r y : o S GL. z C. o r
- 0 General Plan Amendment 1. -
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❑ Zoning Amend,Variance,Rezone
lYSubdivision Approval }
Staff Contact �s�+ '1st
�„� ❑ Use Permit rant
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L 51
❑ Public Faci±ity,
Phone Number $95-5987 -
❑ Other
Agency'sProject No S :04 - all,l
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at Er
Signatur
Date l — IZ �S
(Applicant o t)
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SHASTAN HOMES, LLC _ - x _ R 1 1.1538
Butte County 12/14/2004
,e -,te Type Reference. Original Amt. Balance Due Discount Payment
/14/2004 �^ Bill 1,531.00 1,531.00 1,531.00
Check Amount 1,531.00
' o J' 'a 1 .� �` • "F, .-' ' :r.- ., a .--a.T, .:
Tri Counties'Checking , Airport LandUseCommission ''' F. 1,531.00`
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