HomeMy WebLinkAboutBUTTE COUNTY LAND USE COMMISSIONPLANNING DEPARTMENT
7 COUNTY CENTER DRIVE - OROVILLE, CALIFORNIA 95965-3397
TELEPHONE: (916) 538-7601
December 18, 1991
Mike Leana
City of Oroville
Community Development Department =
- 1735 Montgomery Street
Oroville, CA 95965..
Dear Mr. Leana:
On December- 18, 1991, the Butte County Airport Land Use Commission met and
reviewed your application for a General Plan Amendment and Rezone, located at the
southeast corner of Larkin Road and Oro.Dam Boulevard West, and unanimously
adopted the following motion:
A. Find that the proposed general plan amendment changing the land use
designation .of 4.50 + /- acres from Industrial to Urban Residential Low Density
conforms to the Oroville. Airport Land -Use Plan;
B. Find that the rezone of 4.50. + /- acres from M-1 to R-1 and the rezone of
22.27 +/- acres from RMH-1 to R-1 conforms to the Oroville Airport Land Use
Plan;
C. Recommend that condition #19 be changed to read:
The.Final Map shall contain a notation that a municipal airport is located in close
proximity to the project and that airport operations have the potential to create
noise and safety related impacts. Developer shall be required to provide an
avigation easement to the City in a form prepared by the City Attorney which
easement shall be recorded and;
December 18, 1991
Mr. Mike Leana
- Page 2 -
D. Recommend that a condition be added;
Residential densities within the airport zone of influence shall be no greater than
.4 units per acre.
Should you have any further questions regarding this matter, please contact this office
any weekday between -the hours of 10:00 a.m. and 3:00 p.m.
-Sincerely,
David R. Hironimus -
Senior Planner
DRH:jlo
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DISCOVER GOLD... DISCOVER OROVILLE
1735 MONTGOMERY STREET OROVILLE. CALIFORNIA 95965-4897
COMMUNITY DEVELOPMENT DEPARTMENT
(916) 538-2430
November 13, 1991
NOTICE TO APPLICANT
TO: Vista Development.Company Cook & Associates
;`. 6235 16th Street 2060 Park Avenue
Rio Lindo,-CA 95673 Oroville, CA 95966
FROM: . Community._Development Department
SUBJECT:- CITY OF-OROVILLE PLANNING COMMISSION ACTION AT ITS
MEETING OF NOVEMBER 11, 1991 - FILE NO. TSM91-04
The City ` of Oroville Planning Commission reviewed your
application fore' a General Plan Amendment, Rezone, Tentative
Subdivision Map and a Tentative Parcel Map to accommodate '-a
proposed 154 lot residential and industrial subdivision located
at the southeast' corner of Larkin Road and Oro Dam Boulevard
West, and voted to
A: Approve the general plan amendment changing -the land use
designation of 4.50+- acres from Industrial to Urban
Residential Low Density.
B. Approve the rezone of 4.50+- acres firbm M-1 to R-1 and the
rezone of 22.._27+- acres
C'. Approve- the 'Tentative
.existing parcels into
condition:
from RMH-1 to R-1.
Parcel Map to reconfigure four (4) -
two (2) lots, with the following
Larkin road improvements between Oro Dam Boulevard
and Road "D" shall be designed and constructed to
allow for a 32, wide street section from face of
curb to centerline of right-of-way. This will allow,
left turn pockets from Oro Dam Boulevard, road "D"
and future industrial area a's well as two northbound
travel lanes.
D. Approve the 154 lot Tentative Subdivision Map with the
following conditions:
1. Approval of the tentative subdivision map is contingent
..upon City Council approval of the general plan amendment
and rezoning of the property. (CD)
y` NOTICE TO APPLICk.2 VISTA DEVELOPMENT
NOVEMBER 13, 1991
PAGE 2 OF 6 PAGES
Prior to Grading
2. A grading and drainage plan shall be submitted to the
Public Works Department for review and approval. (PW)
3. Improvement plans showing street design including curb,
gutter, sidewalk, storm drainage, sanitary sewer, and
street sections (plan and profile) shall be submitted to
the Public Works Department for review and approval.
(PW)
4. A street lighting plan shall be submitted to and approved
by the Public Works Department. (PW)
5. A Subdivision Improvement Agreement shall be executed by
the City and the Developer. (PW)
Prior to Issuance of Building Permits
6. The rezoning and general plan -amendment shall be
effective. (Cd)
..7. A street tree planting plan is to be submitted to and
approved by the Parks and Trees Department. The
-. developer shall pay the cost of the installation of 219
.....street trees at $110.00
- per tree in accordance with the
_.City. Street Tree Plan and Ordinance 1174. At the option
= of the developer, a surety bond, letter of credit in an
amount not less than 125% of the cost of the. trees, or
other acceptable form of surety may be deposited with the
-- - City Finance Officer. Trees will be planted by the Parks
and Trees Department when they so determine. (P&T)
During Construction
8. Wind erosion shall be controlled by sprinkling the site
with water. Overwatering should be avoided. (PW)
9. During the wet weather season, hay shall be spread on top
of all exposed soils to prevent erosion. (PW)
10. Construction activities may only be conducted during the
hours prescribed in the City's Noise Ordinance (Monday
through Friday 7:00 a.m. to 9:00 p.m. - Saturdays,
Sundays and Holidays 10:00 a.m. to 6:00 p.m.). (BLDG)
Prior to Recording the Final Map
11. A Preliminary Soils Report shall be submitted to the
Public Works Department unless waived upon a properly
found soils report by the Public Works Department. (PW)
12. Street names shall be shown on the Final Map and approved
by the Public Works Department. (PW)
.NOTICE TO APPLICA_2 - VISTA DEVELOPMENT COMP,. -.f
NOVEMBER 13, 1991
PAGE 3 OF 6 PAGES
13. The Final Map shall ensure that lots #41 and #76 are
corrected to reflect a minimum 60 foot width at the front
yard setback. (PW)'..
14. A lighting and landscaping maintenance assessment
district shall be established to include at a minimum the
following: Residential street lights, street trees, and
the 15 foot landscaped buffer and decorative wall along
Larkin Road. (CD)
15. The Final Map shall contain a notation that a 25 foot
landscape setback along the Oro Dam Boulevard frontage of
lots C,.D and E and the Larkin Road frontage of lots A, B
`�•: and C will be required to be developed by the developer
of the lots at.the time of building construction. (PW)
16: The Final Map shall reflect a 11 no access strip along
the rear=_of. lots 117-129. (PW)
A ten (1 0) foot.public utility easement shall be shown.
along all lot frontages. (PW)
18:.A single reciprocal common access easement shall be shown
=_ on the _.Final Map for parcels A, B and C on Larkin Road
another single common access easement shall be shown
for parcels C, D and E on Oro Dam•Boulevard. (PW)
--"F "-
"The Final Map shall contain a notation that a municipal
airport is located in close proximity to the project and
that airport operations have the potential to create
�. T.noise and safety related impacts.- Developer shall
provide an avigation easement to City in a form prepared
by the:.City Attorney. (PW)
.20..Deed to -the State of California, an additional 15 feet of
street right-of-way along Oro Dam Boulevard for a total
of 55 feet of street right-of-way from property line to
the centerline of the street. (PW)
21. Provide easements for all storm drain lines not located
within street rights-of-way. (PW)
Other
22. The design of Larkin Road shall be as follows:
Left turn -pockets shall be installed to allow
left-hand turns into Road "D" and the single common
access into lots A, B and C.
- Two 8' wide shoulders that could serve as a bike lane,
parking lane,.etc.
- Two 5.5 ' sections to accommodate curb,, gutter and
sidewalk.
d
NOTICE TO APPLICA-2 - VISTA DEVELOPMENT
NOVEMBER 13, 1991
PAGE 4 OF 6 PAGES
- At the back of sidewalk, a.25' landscaped area along
the west side of Larkin Road.(Note - west side does
not need to be.improved by this developer) and a 15'
landscaped area with decorative wall, along the east
side of Larkin Road adjacent to the Vista Del Oro
residential lots.
Larkin 'Road improvements between Oro Dam Boulevard and
Road "D" shall be designed and constructed to allow for
a 321 wide street section from face of curb to
centerline of right-of-way. This will allow left turn
pockets from Oro Dam Boulevard, Road "D" and future
industrial area as well as two northbound travel lanes.
(PW)
23. In conjunction with the development of Phase 1, a 61,.
decorative masonry -wall- and landscape setback = shall -be----'-..
implemented along the rear portion of lots' -117-129 that *. =
face Larkin Road. The landscape.setback:design shall be
reviewed and.approved by the Parks and Trees Director and -
the decorative. -..masonry wall shall be reviewed and
approved. by the Community Development Director prior to
implementation. ..(P&T) and (CD)
24. Construct two full 12 foot travelways ori 18th Street from
Oro Dam Boulevard to Fresno Avenue, plus. an 8 foot-
parking
ootparking lane and frontage improvements along -parcels 1-16
and.146-149. (PW)
The project is subject to adopted Thermalito Traffic
Impact Fees. (PW)
26. Payment of Thermalito Union School District impact fees
is necessary. (BLDG)
27. The subdivision shall be in compliance with the City's
Subdivision Ordinance - Ordinance No.- 1305. (PW)
28. Subdivision site improvement plan checking fees and final
subdivision map checking fees shall be paid. (PW)
29. All traffic safety control devices, including stop signs,
street legends, centerline striping, shoulder striping,
warning signs, etcetera, shall be shown on the
improvement plans and installed in accordance with City
Standards. (PW)
30. Install centerline monuments in accordance with City
Standards at street intersections, beginning and ending
of all curves and all centers of cul-de-sacs. (PW)
31. A sanitary sewer main shall be constructed with service
laterals stubbed out to property lines in accordance with
City Standards.. (PW)
NOTICE TO APPLICA..2 - VISTA DEVELOPMENT
NOVEMBER 13, 1991
PAGE 5 OF 6 PAGES
32. On-site storm drainage shall be collected on-site and
transported via underground conduit to an improved
drainage facility�or-existing natural drainage channel.
(PW)
33. Drainage improvements shall be constructed in accordance
with City Standards. (PW)
34. Local drainage requirements shall be designed to
accommodate a ten (10) year storm. Major drainage
channels shall be improved to accommodate flows adopted
by the Thermalito Drainage Plan. (PW)
35. The developer shall pay drainage fees in accordance with
='-
the Thermalito Drainage Ordinance No:1293. (PW)
36. Put all open drains in pipe. (PW) -
:'37. All underground.drains should be extended to the point of
drainage contact with Larkin Road (no open ditches on the
upstream side of -the project east of Larkin Road, and
continued in
_.underground pipe until the storm drainage
:system has crossed 18th Street to the east. (PW)
-= All present low areas'ordepressions that .can hold water
and breed mosquitoes. shall be..eliminated as part of the
.grading design and construction.
39`-` No transformer vaults will be permitted. (PW)
Catch basins an
d drop inlet structures shall be designed
_ so that the outlet .pipe is at the lowest part of the
structure and water will drain completely.- (PW)
-' 41All utilities shall be underground. Any relocation of
existing utilities' equipment shall be at the developers
expense. (PW)
.42. Street lights shall be installed in accordance with
Pacific Gas and Electric and City Standards. Street
light poles shall be steel. (PW)
43. Thirteen fire hydrants are necessary prior to
commencement of construction of homes for this
development. Installation of the hydrants shall be in
accordance with City Standards and the location of the
hydrants for each phase of development shall be
determined by the Oroville Fire Department. Adequate
fire flows must be demonstrated. (FD)
E. Approve the residential portion of the subdivision in 2
...phases as proposed, with the following condition:
NOTICE TO APPLICA _ - VISTA DEVELOPMENT'
NOVEMBER 13, 1991
PAGE -6 OF 6 PAGES
1. Temporary paved turn-arounds shall be provided where
streets dead-end at the end of a.phase. (PW)
The Tentative S-ubdivisiori 'Map/Parcel Map approval for this
application will expire on November 11, 1993 unless a final map.
is recorded by this date, or you have requested in writing an
time extension. You are responsible for requesting any
extensions, as this is the only notice you will receive from the
City.
NOTICE: Persons dissatisfied with this decision may appeal it to
.the City Council by filing a written appeal, along with an appeal
::•fee within fifteen (15) calendar days of the date of the
decision,` not the -date of this notice. The appeal should be
filed with the City Clerk. You may -not commence a court case
challenging'.. .decision.-unless..you use this opportunity for
-`administrative appeal and raise any issue-you-��believe to be
wrongly decided... _. .._
Persons wishing to commence a court case- challenging this
'. decision must do so within NINETY (90) DAYS of the final
decision,, after all 'administrative appeals are exhausted,
s._
COMMUNITY DEVELOPMENT ,DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991
ITEM NO. (D)(7.) - TENTATIVE SUBDIVISION MAP ('TSM91-04)
ZONE CHANGE APPLICATION (ZC91-04)
GENERAL PLAN AMENDMENT (GPA91-04)
REQUEST
The applicant's are proposing to subdivide 37 acres into 149
residential lots and 5 one acre industrially zoned parcels. The
accompanying rezone application proposes to change the zoning of
4.50 acreas within the site from M-1 (Limited Industrial) to R-1
(Single Family Residential) and 22.27 acres from RMH-1
(Residential Mobile Home) to R-1 (Single Family Residential).
The corresponding general plan amendment proposes to change the
land ..use designation of 'the 4.50 acre area discussed abo_ ve, . from
Industrial to Urban Residential Low Density. Both the general
plan amendment and rezone are required to accomodate the proposed
subdivision. s
APPLICANT/OWNER: Vista Development Company
Rio Vista, CA
BACKGROUND
Area of Property: 37 Acres
General Plan Designation: Industrial and Urban Residential
Low Density
Existing Zoning: R-1 (Single Family Residential)
RMH-1 (Residential Mobile Home)
M-1 (Limited Industrial)..
Surrounding Zoning: N: C -L -M (Commercial Light
Manufacturing)
S: Land in County Prezoned RMH=1
E: Land in County Prezoned RMH-1
W: C -L -M
Existing Land Use: Vacant Land
Surrounding Land Uses: N:. Vacant Land and Single Family
'Residences
" S: Vacant Land
E: Single Family Residences
W: Oroville Airport and Business
Park
A Notice of .Intent to adopt a Negative Declaration of
Environmental Impact has been published and posted.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES
Public Works Department w
o The applicant shall install a left turn pocket for southbound
Larkin Road traffic to enter the project at Road "D".
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 2 OF 17 PAGES
o' Larkin Road improvements between Oro Dam Boulevard and Road
"D" shall be designed and constructed to allow for a 32' wide
street section from face of curb to centerline of
right-of-way. This will allow left turn pockets from Oro Dam,
Boulevard, Road "D",and future industrial area as well as two
northbound travel lanes.'
o Show "no access strip" on final map.along Larkin Road for
parcels 117-129.
o Provide single common -access for .parcels C,. D and E on Oro .Dam
Boulevard and single common -access for parcels A, B and.0 on _.
Larkin Road. -
o Construct two full 12 .foot travelways *on -18.th Street..from Oro
Dam Boulevard to Fresno Avenue, plus an 8' parking lane and
frontage improvements along parcels. 1-16 and 146-149.
o The subdivision shall be in compliance with the City's
Subdivision Ordinance -.Ordinance No.'1305.
o Street design including curb; gutter, sidewalk and street
section (plan and profile), shall be submitted to the Public
Works -Department for approval. Street improvements shall be
constructed in accordance with City Standards.
o Subdivision site improvement plan checking fees and final
subdivision map checking fees shall be paid.
o All traffic safety control devices, including stop signs,
street legends,. centerline striping, shoulder striping,
warning signs etcetera, shall be shown on the improvement
plans and installed in accordance with City Standards. .
o Street names shall be -approved by the Public Works Department
and shown on the final map.
o Install centerline monuments in accordance with City Standards
at. street intersections, beginning and ending of all curves
and all centers of cul-de-sacs.
o Deed to the State of,California an additional '15 feet of
street right-of-way along Oro Dam Boulevard for a total of 55
feet of ,street right-of-way from property line to the
centerline of the street.
o Deed to the City of Oroville an additional 2 feet of street
right-of-way along, Larkin Road for a total of 42 feet of
right-of-way from property line to the centerline of the
' street:,.
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COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 3 OF 17 PAGES
o A sanitary sewer main shall be ..constructed with service
laterals stubbed out to,property lines in accordance with City
Standards.
o Deed and improve a .201.wide paved alley for maintenance
vehicle access to sanitary sewer lines not located within '
street rights-of-way.
� o -A subdivision drainage and grading plan shall be submitted to
the Public Works Department for approval.
o 'On-site storm drainage shall be collected on-site' and'
transported via underground conduit to an improved. drainage
:,f-acility or existing natural drainage channel.
o Drainage .improvements shall be constructed in accordance.with
City.Standards.
o Local drainage requirements shall be designed to accommodate'a
ten (10) year storm. Major drainage channels .shall be.
..improved to accommodate flow's adopted by the Thermalito
Drainage Plan. Drainage system design (plan and profile),
with supporting calculations, shall be submitted to the Public
Works Department for approval.
o The developer shall pay drainage fees in accordance with the
.Thermalito Drainage Ordinance No. 1293.
6 -.--Provide easements for all storm drain lines not located within.
;street rights-of-way.
o All utilities shall be underground. Any relocation of
existing utilities' equipment shall be at the developer's
expense'.
o Install all utilities underground and provide'easements per
the requirements of the utility purveyor.
o Prior to recordation of the final, map, a lighting and
landscaping maintenance district shall be established for the
subdivision's street light system.
o A street lighting plan shall.be submitted to the Public Works
Department for approval. Street lights shall be installed in
accordance with Pacific Gas and Electric and City Standards.
Street light poles shall be steel.'
0
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 4 OF 17 PAGES
Fire Department
o Thirteen (13) fire hydrants are necessary for this
development. Installation of the hydrants shall be in
accordance with City Standards and the location of the
hydrants shall be determined by the Oroville Fire Department.
Parks and -Trees Department
o Prior to development, a street tree planting plan is to be
submitted. to and approved by_this department.
o A landscape buffer should be installed along Larkin -.Road _
frontage.
o An assessment district should be created for landscaping --and
street tree.maintenance.
Police Department
o The Police Department does-not.anticipate any -problems' with
this project.
Building Department
o No comment.
Butte County Public Works Department
o 18th Street must be -constructed to County Standard RS -2-A,
one-half street section plus 12 foot lane on the east side of
-the centerline. Construct this section along porperty
frontage and all the way to Highway 162.
o Provide storm drainage facilities in conformance with the
Thermalito Drainage Plan and pay appropriate fees.
o- Pay Thermalito'Traffic Impact fee and Sheriffs Impact fee.
o Consider requiring a left -turn lane on Highway 162 at 18th
Street.
Butte County Planning Department•
o If this project may result in population concentrations of
more than 25 persons per acre, the project should be submitted
to the Airport Land Use Commission (ALUC) for review.
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO,DAM BLVD. WEST
PAGE 5 OF 17 PAGES
Butte County Mosquito Abatement District
o Put all open drains in pipe.
o All underground drains should be extended to the point of
drainage contact with Highway 162 and Larkin Road (no open
ditches on the upstream side of the project east of Larkin
Road and south of Highway 162), and continued in underground
pipe until the storm drainage system has crossed 18th Street
`. to the east.
o::°_All present low areas or depressions that can hold water and
_ breed' mosquitoes shall be eliminated as part of the grading
- design and construction.
-oNo utility ,vaults will be _permitted. :Electrical. power
;-transformers shall' -be the aboveground, "pad -mount" type -as
opposed to the subsurface "vault" type.
o' -Catch basins and drop inlet structures shall be designed so
~_ that the outlet pipe is at the lowest part -of the structure,
.and water will drain completely.
CalTrans
o CalTrans recommends that the City prepare a traffic study for'
this project. The traffic study should analyze existing and
future cumulative impacts. Any needed improvements should be
identified and a funding mechanism developed to finance.
improvements.
o_ Access. to State Route (SR) 162 from the industrial parcels
should be limited to a single common driveway.
o Consideration should be given to relocating 18th Street
approach on the north side of -SR 162. This approach
intersects SR 162 at a skew and is too close to the Larkin
Road/SR162 intersection to provide adequate operation in the
future.
o The road approach for the southern segment of 18th Street
needs to be upgraded to public road approach standards. If
access to 18th Street is proposed with this project, the 18th
Street road approach should be improved as part of the project
development.
o Building setbacks or right-of-way dedications should be
required to provide for an ultimate right=of-way width of 110
feet.
L
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKI.N RD./ORO DAM BLVD. WEST
PAGE 6 OF 17 PAGES
o In addition, a hydraulic study should be prepared to assure
that adequate drainage is provided downstream of SR 162.
Sewerage Commission - Oroville Region
o No comments on residential development. Industrial lots may
need additional study depending upon future occupancy.
Oroville Airport Land Use Commission (ALUC)
o The proposed development meets the.policies of the Airport
Land Use Plan Industrial uses should -be limited to- those
which involve concentrations of less than 25 people per -acre.
Thermalito Union School.District
o In order .to adequately mitigate.the impacts of this project on
our- already overcrowded facilities, in addition to the
standard .$1.58 per square foot school tax.fee for residential
development, the developer must also agree.to pay the district
$150.00 per bedroom, per :unit at the time building permits
will be issued for.each house. .
California Department of Fish and Game
o The project lies in an area known to contain vernal. pool
wetlands and in a grassland habitat which may harbor sensitive
plant species which have been found within other sites in the
general area.
o A botanical survey should be made to determine if such species
do occur' on-site. If present, sensitive plant 'populations
should be protected by:
1) Establishing a 50 foot minimum no disturbance setback,
commencing from the outer edge, around each plant
population.
2) Constructing barriers to' prevent damage by foot and
vehicle traffic.
3) Excluding Livestock..
4) No artificial drainage into or the placement of materials
and substances inside of the non -disturbance area.
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 7 OF 17 PAGES
o The project site is used for foraging by the prairie falcon,
and the northern harrier may nest on-site. Although both
species forage over large areas, full project buildout would
represent a significant habitat loss. The western half of the
site would be the best area to provide open space mitigation,
for raptor impacts, and it may be the area with the most
vernal pools.
`• _o.: A mitigation monitoring program should be developed to measure
the effectiveness of the mitigations. Monitoring should occur
for a. -minimum of five years.
"o-: Since this project will have an impact on- fish 'and wildlife
.- resources, assessment of fees as defined by Fishand-Game Code
Section 711 4 is necessary.
PG&E
o Electricand gas distribution facilities are located within
the area of this development. PG&E anticipates no significant
impact due to this proposed development on its. -existing.
facilities. ;Gas and electric service to. this .development
shall be in accordance with the rules and tariffs presently on
file with the_California Public Utilities Commission. A -10'
public utility 'easement will be required.
COMMUNITY•.DEVELOPMENT DEPARTMENT ANALYSIS
1. General Plan Amendment and Rezone
Both the general plan amendment and rezone are needed in
order to accommodate the proposed 149 lot single family
subdivision. The bhange of 4.5 acres from an industrial to
residential- land use will not have any impact on the amount
of available industrial land in the city, which currently has
6,000+- acres. This is enough industrial land to accommodate
the city well into the next century. The rezoning of the 4.5
acres from M-1 (Limited Industrial) to R-1 (Single Family
Residential) will make the zoning consistent with the
proposed new land use designation. The current RMH-1
(Residential mobile -Home) district permits minimum lot sizes
of 8,000 square feet andallows either mobile homes or site
built residences outright. The proposed R-1 (Single Family
Residential)' district permits minimum lot sizes of- 6,000
square feet and does not allow mobile homes/trailers at all,
therefore the entire subdivision will consist of site built
homes which is the applicant's intention.
a
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 8 OF 17 PAGES
T The applicant's future plan is to change the zoning and land
use designation of the five (5) proposed one acre lots on the
southeast corner sof Oro Dam Boulevard and Larkin Road from
industrial to commercial in order to provide needed
retail services for the proposed subdivision, as well as the
other residential projects being proposed in the vicinity.
This will be_done later as.a "follow-up" to,this project.
The current proposal to provide additional residential land
use is consistent with the City's need -to provide additional
housing to accommodate its -Aggressive -industrial recruitment
program.
Tentative Subdivision Ma
The proposed 149 -lot subdivision isa re-creation of. a. -
previously approved (1984) development, known as "Quail Run",
that was to consist of 31 single family lots*and a 1.06 -lot
mobile home park-. The prior approval has since expired and a
new developer 'is proposing a conventional single family
subdivision. Access to -the site will be via 18th. Street
(which will be improved) and Larkin Road.' The grid -type
street design/lotting pattern was somewhat controlled by
existing sewer lines previously constructed to service the
Airport Business Park and property north of Oro Dam
Boulevard. This revised map reflects changes suggested by
'Staff to improve the overall design of the subdivision,
including:
o A realignment of Road "D"'so that its centerline aligns
with Challenger.Avenue. `
o A prohibition of direct access to Larkin Road from the
lots abutting Larkin.
o The inclusion of a landscape setback and decorative/solid
wall along Larkin.Road.
o Some minor adjustment of lots and street alignments.
Since, 18th Street is only a collector, Staff has no problem
with creating lots which front on 18th Street. A minor
technical problem that will need to be corrected on the final
map is that lots #41 and'#76 do not meet the minimum
standards with respect to lot width. Minimum lot width is
60' at the street or in the case of cul-de-sac lots or lots
on "elbows/hammerheads", 60' at the 20' setback line. These
two lots are slightly under the minimum and will thus need to
be adjusted.-
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 9 OF 17 PAGES
Due to the location of the existing sewer lines which reduces
the flexibility in adjusting the proposed lotting pattern
(unless a costly burden is placed upon the developer to
relocate the existing lines), Staff is proposing something
slightly different for the landscaping setback treatment for
the rear of the lots along Larkin Road. Instead.of a 25'
landscape setback along the east side of Larkin Road, Staff
is.suggesting that a 15 foot landscape setback and decorative
wall be designed at the back of sidewalk, and the center lane
on Larkin Road be designed as -a raised landscape median with
turn -pockets designed.to allow left-hand turns into Road."D"
and the future commercial_ area proposed "to the north of the
subdivision. Combining these two areas, the developer would
be landscaping no.more than a 25' strip which is consistent
with the requirement for properties on the west side of
Larkin Road.
In 'discussions with the Public Works Director, the extra
couple of feet needed .above and. beyond..the existing
right-of-way will be obtained by reducing the width of road
"I" adjacent to lots #117=129.. This will enable these lots
to maintain their 100 foot --depth. With this design, if there
was a need in the future for more than.2 travel lanes on
Larkin Road (required as a result of higher density urban
land use going south on Larkin Road) the City would have the
ability .to implement additional travel lanes and still
provide some degree of an aesthetic and sound barrier to the
proposed lots along Larkin Road. However, with most of the
land to the south zoned Open Space and owned by the State of
California, it doesn't seem realistic that Larkin Road will
need to be more than two lanes south of Challenger Way. As
proposed the design of the 80' wide Larkin Road would be as
follows:
o Two 12' travel lanes with a center lane which is a raised
landscaped median with cut outs at appropriate locations
for left hand turns.
o Two 8' shoulders that could serve as a bike lane, parking
lane, etc.
o Two 5.5' sections to accommodate curb, gutter and
sidewalk.
o At the back of the sidewalk, a 25.' landscaped area along
the west side of Larkin Road, and a 15' landscaped area
with decorative wall along the east side of Larkin Road
adjacent to the residential lots.
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 10 OF 17 PAGES
In effect we are creating a double landscaped area with trees
in each: One area in the center of Larkin Road and another
area adjacent to the residential lots.
Due to the fact that the Oroville Airport is located within a
short distance to the west of the proposed project, there is
a concern for the compatibility of this'land use with airport
operations with respect to noise and safety impacts.* The
proposed requests were reviewed by the Butte County Airport
`. Land Use Commissions' Staff who indicated that the
residential project* .adheres to the policies of the Airport
Land Use 'Plan:- Whi,le.the residential,project lies outside
the airport clear zone:",and the airport approach zone, it does
lie within -the airport overflight zone, but the proposed
residential density.of 4 dwelling units per acre is not over
the threshold level.(g:reater than 4 dwelling units per acre)
that would warrant concern. In addition, there have been
initial discussions- on possibly changing the established
airport traffic pattern in order to avoid the overflight .of
residential development that is now occuring.
If accomplished, the proposed project would be outside the
overflight zone. Given the review and comment by ALUC Staff
and the future possibility of changing the traffic pattern,
Staff feels the subdivision's location is acceptable. As a
safeguard to future residents in this subdivision, Staff will
recommend that a note be placed on the Final Map and on the
deeds for each lot,, a statement that a municipal airport is
located in close proximity to the project and that airport
operations" have the potential to create noise and safety
impacts.
The concentration of people concern (threshold level) is what
is temporarily holding up the applicant's request to change
the land use along Larkin Road and Oro Dam Boulevard from
industrial to commercial. The threshold level for retail
activities is a maximum concentration of 25 people per acre
which could prohibit many retail uses permitted "by right" in
the City's commercial zoning districts.
RECOMMENDATIONS
A. Adopt the Negative Declaration of Environmental Impact with
the following Mitigation Measures:
1. A grading plan shall be submitted to and.approved by the
Public Works Department prior to the commencement of any
earth moving activity.
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT'
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 11 OF 17 PAGES
2. A drainage.plan shall be submitted to and approved by the
Public Works Department prior to the commencement of any
construction activity. The drainage plan shall address
on- and off-site drainage improvements.
3. Wind erosion shall be controlled by sprinkling the site
with water during all phases of construction activities.
Care should be taken to ensure that the amount of water
` sprinkled is not excessive or causes mud to be tracked
onto public rights-of-way..
C During the -wet weather -season, hay shall be spread on top
of all exposed soils to -prevent erosion.
5. Construction activities.shall-.be limited pusuant to the
requirements of the City's. Noise Ordinance ( Monday
through Friday 7:00 -a.m.- to 9:00 p.m. - Saturdays,
Sundays and Holidays 1.0:00 a.m. to 6:00 p.m.).
6. Traffic Impact Fees are required to be paid pursuant -to
the -North Oroville/Thermalito Area Traffic Study.
7. The applicant shall execute an agreement to pay school
impact, fees as required by the Thermalito Union School
District.
8. The project's proximity to the Oroville Municipal Airport
shall be noted on the.Final Map, individual lot deeds and
discussed in the public report.
9. A landscaped buffer and decorative masonry wall shall be
installed along the west boundary of the residential
portion of the project for aesthetic and noise reduction
purposes.
B. Approve the general plan amendment changing the land use
designation of 4.50+- acres from Industrial to Urban
Residential Low Density.
C. Approve the rezone of 4.50+- acres from M-1 to R-1 and the
rezone of 22.27+- acres from RMH-1 to R-1.
D. Adopt the following findings for the Tentative Subdivision
Map:
1. The project is subject to the mitigation measures adopted
with the Negative Declaration.
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 12 OF 17 PAGES
2-. The proposed subdivision is in accordance with the
s rezoning of 26.77+- acres to R-1 and the general plan
amendment changing the land use designation of 4.50+ -
acres from Industrial to Urban Residential Low Density.
It is also consistent with the City's Zoning/Subdivision
Ordinances and the Subdivision Map Act.
3. The discharge of sewage waste, as ' a result of � the
_proposed subdivision will not result in violation of
existing requirements prescribed by the California
.. - Regional Water Quality Control Board.
B. -`Approve -the 154 lot Tentative Subdivision Map applied for by
-Vista Development Company with the following conditions,: -
1, Approval of the tentative subdivision map is contingent
upon City Council approval of the general plan amendment
:and rezoning of the property.
Prior to Grading
2. A grading and drainage plan shall be submitted to the"
-Public Works Department for review and approval.
3... Improvement plans showing street design including curb,
gutter, sidewalk, storm drainage, sanitary sewer, and
:_street sections (plan and profile) shall be submitted -to
the Public Works Department for review and approval.
4.• A street lighting plan shall be submitted to and approved
by the Public Works Department.
5. A Subdivision Improvement Agreement shall be executed by
the City and the Developer.
Prior to Issuance of Building Permits
6. The rezoning, and general plan amendment shall be
effective.
7. Thirteen -fire hydrants are necessary- for this
development. Installation of the hydrants shall be in
accordance with City Standards and the location of the
hydrants shall be determined by the Oroville Fire
Department. Adequate fire flows must be demonstrated.
u
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 13 OF 17 PAGES
8.
A street tree planting plan is to be submitted to and
approved by the Parks and Trees Department. The
developer shall pay the cost of the installation of 219
street trees at $110.00 per tree in accordance with the
City Street Tree Plan and Ordinance 1174.. At the option
of the developer, a surety bond, letter of credit in an
amount not less than 125% of the cost of the trees, or
other acceptable form of surety may be deposited with the
City Finance'Officer. _Trees will be planted by the Parks
`.
and.Trees_Department when they so determine.
"During Construction -
9.
Wind erosion shall be controlled by sprinkling the site `
with water.. Overwatering should be avoided.
10.
During the -wet weather season, hay shall be spread on top
of all.exposed soils to prevent erosion.
11.
Construction activities may only be conducted during -the
hours prescribed in the City's Noise Ordinance (Monday
through Friday 7:00 a.m. to 9:00 p.m. - Saturdays,
Sundays and Holidays 10:•00 a.m. to 6:OO.p.m.)
-Prior to Recording the Final Map
.12.
A Preliminary Soils Report shall be submitted to the
Public Works Department..
-13.
Street names shall be shown on the Final Map and approved
by the Public Works Department.
14. The Final Map shall ensure that lots #41 and #76 are
corrected to reflect a minimum 60 foot width at the front
yard setback.
15. A lighting and landscaping maintenance assessment
district shall be established to include at a minimum the
following: Residential street lights, street trees, and
the 15 foot landscaped buffer and decorative wall along
Larkin Road.
16. The Final Map shall contain a notation that a 25 foot
landscape setback along the Oro Dam Boulevard frontage of
lots C, D and E and the Larkin Road frontage of lots A, B
and C will be required to be -developed by the developer
of the lots at the time of building construction..
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 14 OF 17 PAGES
17. The Final Map shall reflect a 1' no access strip along
the rear of lots 117-129.
18. A ten (10) foot public utility easement shall be shown
along all lot frontages.
19. A single reciprocal common access shall be shown on the
Final Map for parcels A, B and C on Larkin Road and
another single common access shall be shown for parcels
C, D and E on Oro Dam Boulevard.
20:;;.The Final Map shall contain a notation that a municipal
-.airport is located in close proximity to the project and
`- that airport operations have the potential to 'create
noise and safety related impacts.
21. Deed to the State of California, an additional 1.5 feet of
street right-of-way along Oro Dam -Boulevard for a total
of 55 feet of street right-of-way from property line to
the centerline of the street.
22. Deed and improve a 20' wide paved alley for- maintenance
vehicle access to sanitary sewer lines not located within
street rights-of-way.
23.. Provide easements for all storm drain lines not located
within street rights-of-way.
Other
-24.. The design of Larkin Road shall be as follows:
Two 12' wide travel lanes with a center lane which is
a raised landscaped median with cut outs at
appropriate locations for left hand turns.
Left turn -pockets shall be installed to allow
left-hand turns into Road "D" and the single common
access into lots A, B and C.
Two 8' wide shoulders that could serve as a bike lane,
parking lane, etc.
Two 5.5 sections to accomodate curb, gutter and
sidewalk.
At the back of sidewalk, a 25' landscaped area along
the west side of Larkin Road (Note - west side does
not need to be improved by this developer) and a 15'
landscaped area with decorative wall along the east
side of Larkin Road adjacent to the Vista Del Oro
residential lots.
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT
CITY OF OROVILLE PLANNING COMMISSION.MEETING
NOVEMBER 11, 1.991 -'VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 15 OF 17 PAGES
25. In conjunction with the development.of Phase 1, a 6'
decorative masonry wall and landscape setback shall be
implemented along the rear portion of lots 117-129 that
face Larkin Road. The landscape setback design shall be
reviewed and approved by the Parks and Trees Director and
the decorative masonry wall shall be reviewed and
approved by the Community Development Director prior to
implementation.
.26. In.__conjunction with the development of Phase 1, the .
_center' median landscaping on Larkin' Road shall be
implemented -by the applicant. Said landscaping plan
shall- be reviewed and approved by the Parks and 'Trees
Director prior to installation.
27. Construct two full 12 foot travelways on 18th Street from
Oro Dam Boulevard to Fresno Avenue, plus an 8 foot
parking lane.and frontage improvements along parcels,1-1.6
and 146-149.
28. The project is subject to adopted Thermalito Traffic_
Impact Fees.
29. Payment of Thermalito Union School District impact fees
is necessary.,
30. The subdivision shall be in compliance with the City's
Subdivision Ordinance - Ordinance No. 1305.
31. Subdivision site improvement plan'checking fees.and final'
subdivision map checking fees shall be paid.
32. All traffic safety control devices, including stop signs,
street legends, centerline striping, shoulder striping,
warning signs, etcetera, shall be shown on the
improvement plans and installed in accordance with City
Standards.
33. Install centerline monuments in accordance with City
Standards -at street intersections, beginning and ending
of all curves and all centers of cul-de-sacs.
•
34. A sanitary sewer main shall be constructed with service
laterals stubbed out to property lines in accordance with
City Standards.
35. On-site storm drainage shall.be collected on-site and
transported. via underground conduit to an improved
drainage facility or existing natural drainage channel.
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT'.
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11,'1991'- VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 16 OF 1.7 PAGES '
36. Drainage improvements shall be constructed in accordance
with City Standards.
37. Local drainage requirements. shall be designed ;to
accommodate a ten (10) year storm. Major drainage
channels shall be improved to•accommodate flows adopted
by the Thermalito Drainage Plan.
38. The developer shall pay drainage fees in accordance with
`Y the Thermalito Drainage Ordinance No. 1293.
39. Put all open drains in pipe
40., All underground drains- should be extended to the point of
drainage contact with Highway 1.62 and Larkin Road (no
open ditches on the upstream side of the project east.of
Larkin Road and south of'Highway 162); and continued in
underground' pipe until the storm drainage sustem has..
crossed 18th Street to.the east.
41. All present low areas or depressions that can hold water
and breed mosquitoes shall be eliminated as part of the
grading design and construction.
y. 42. No utility'•vaults will be permitted. Electrical power
transformers! shall be aboveground "pad -mount" type as
opposed to the subsurface "vault" type..
43.'Catch basins and drop inlet structures.shall be designed'
so that- the outlet pipe is at the lowest part of the
structure and water will drain completely.
44. All utilities shall be underground. Any.relocation of
existing utilities, equipment shall be at the developer's
expense.
45. Street lights shall be installed in accordance with
Pacific Gas sand Electric and City Standards. Street
light poles shall be steel.
F. Approve' the residential., portion of the subdivision in 2
phases as proposed, with the following condition:
1. Temporary paved turn-arounds shall be 'provided where
streets dead-end at the,end of a phase.'
COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT'
CITY OF OROVILLE PLANNING COMMISSION MEETING
NOVEMBER 11, 1991 - VISTA DEL ORO - LARKIN RD./ORO DAM BLVD. WEST
PAGE 17 OF 17 PAGES
NOTE: If you have any questions on the recommended conditions or
contents of this Staff Report, please contact the Community
Development Department prior to the meeting - (916) 538-2430.
The General Plan Amendment and Rezone will.be forwarded to the
City Council for final action.
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