HomeMy WebLinkAboutA22-0003_ALUC_PacketButte County Department of Development Services Airport Land Use Commission
Harlan A22-0003 Page 1 of 2
Butte County Department of Development Services
Planning Division
Airport Land Use Commission
September 21, 2022 Meeting
AGENDA ITEM – F.1
TO: Honorable Chair and Airport Land Use Commission
FROM: Mark Michelena, Senior Planner
DATE: September 21, 2022
ITEM: ALUC File No. A22-0003 (Alan Harlan), APN 030-230-098:
A consistency review for a proposed General Plan Amendment, Rezone and a 172
lot residential subdivision on a 44.97 acre parcel. The parcel is located within
Compatibility Zones B1 and B2 of the Oroville Municipal Airport. The parcel is
located on the west side of 20th Street, at the corner of 20th Street and Feather
Avenue, in the City of Oroville.
SUMMARY:
Staff recommends that ALUC find the project inconsistent with the 2017 Airport Land Use
Compatibility Plan for the Oroville Municipal Airport.
BACKGROUND:
The project site is approximately 44.97 acres.
The project site is undeveloped
The property is located in the City of Oroville. It is zoned ABP/AOB1 and AOB2 (Airport
Business Park with Airport Overlays B1 and B2 and C and has a General Plan Land Use
Designation of ABP.
The project is proposing a General Plan Amendment from ABP to MLDR (Medium Low
Density Residential), a Rezone from ABP to R-1 and a subdivision of 172 single-family lots
with a gross density of approximately of 3.82 dwelling units per acre.
ANALYSIS:
The project site is located within the B1 and B2 Compatibility Zones.
The project site is approximately 3,100 feet northeast of runway 13-31 for the Oroville
Municipal Airport.
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Butte County Department of Development Services Airport Land Use Commission
Harlan A22-0003 Page 2 of 2
The project site is approximately 4,600 feet northeast of runway 02-20 for the Oroville
Municipal Airport and is located on the extended runway centerline.
The project includes a General Plan Amendment, Rezone and a Tentative Subdivision Map.
The General Plan Amendment proposed a change in the land use designation from ABP to
MLDR (Medium Low Density Residential. The MDLR allows for 3 to 6 dwelling units (lots
per acre).
The Rezone proposes a change from ABP to R-1. The R-1 is a single family zone that allows
for a minimum lot size of 5,000 square feet.
The Tentative Subdivision Map proposes 172 single family lots, with parcel sizes ranging from
6,678 to 8,730 square feet.
The residential density of the project is 3.82 dwelling units per acre (gross) and 4.28 dwelling
units per acre (net). The B1 Compatibility Zone allows a density of 0.1 dwelling units per acre,
while the B2 Compatibility Zone allows a density of 0.2 dwelling units per acre.
The Butte County Airport Land Use Compatibility Plan section 3.4.5 (Sites Split by Two or
More Compatibility Zone) identifies that for purposes of evaluating consistency with the
compatibility criteria in Table 3A, a project shall be evaluated as follows:
(a) Any Project site that is split by Compatibility Zone boundaries shall be considered as if it
were multiple sites divided at the Compatibility Zone boundary line.
Compatibility Zone Acres (approximate) Dwelling Units Density
B1 35.82 134 3.74
B2 9.15 38 4.15
The MLDR General Plan Land Use Designation of up to 6 dwelling units (lots) per acre, which
is inconsistent with the B1 maximum density of 0.1 dwelling units per acre and B2 maximum
density of 0.2 dwelling units per acre.
The R-1 zoning allows up 6 dwelling units (lots) per acre which is inconsistent with the B1
maximum density of 0.1 dwelling units per acre and B2 maximum density of 0.2 dwelling units
per acre.
The project’s proposed density of 3.74 dwelling units per acre is inconsistent with the B1
Compatibility Zone density (0.1 or more dwelling units per acre).
The project’s proposed density of 4.15 dwelling units per acre is inconsistent with the B2
Compatibility Zone density (0.2 dwelling units per acre).
A review of the project to see if it would meet the infill requirement (Section 3.73) in the Butte
County Airport Land Use Compatibility Plan. The infill section is only applicable in the B2
and C Compatibility zones.
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Butte County Department of Development Services Airport Land Use Commission
Harlan A22-0003 Page 3 of 2
The majority of the parcel (approximately 80%) is in the B1 Compatibility Zone. The B2
Compatibility Zone portion does not have 65% of the project site within B2 Compatibility
Zone with equal to, or greater than, the proposed project. The project does not meet the criteria
for infill.
ENVIRONMENTAL DOCUMENTATION:
No environmental documentation has been completed for this project by ALUC staff. Butte
County Development Services Planning Division will determine the requirements of the California
Environmental Quality Act Guidelines.
RECOMMENDATION:
Staff recommends that the Butte County Airport Land Use Commission find ALUC File No. A22-
0003 (Alan Harlan) inconsistent with the 2017 Airport Land Use Compatibility Plan for the
Oroville Municipal Airport.
Attachments:
A: Findings with Conditions
B: List of References
C: Project Location and Compatibility Zones
D: Application
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ATTACHMENT A
BUTTE COUNTY AIRPORT LAND USE COMMISSION
CONSISTENCY FINDINGS FOR:
ALUC File No. ALUC22-0003 (Alan Harlan)
The Airport Land Use Commission (ALUC) has prepared the following findings based on data
contained in the 2017 Airport Land Use Compatibility Plan (ALUCP) for the Oroville Municipal
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. Butte County Development Services Planning Division will determine the
requirements of the California Environmental Quality Act Guidelines.
SECTION 2: INCONSISTENCY FINDING FOR PROPOSED PROJECT
A.The MLDR General Plan Land Use Designation of up to 6 dwelling units (lots) per
acre is inconsistent with the B1 maximum density of 0.1 dwelling units per acre
and B2 maximum density of 0.2 dwelling units per acre.
B.The R-1 zoning allows up 6 dwelling units (lots) per acre is inconsistent with the B1
maximum density of 0.1 dwelling units per acre and B2 maximum density of 0.2
dwelling units per acre.
C.The project’s proposed density of 3.74 dwelling units per acre is inconsistent with
the B1 Compatibility Zone density (0.1 or more dwelling units per acre).
D.The project’s proposed density of 4.15 dwelling units per acre is inconsistent with
the B2 Compatibility Zone density (0.2 dwelling units per acre).
E.The majority of the parcel (approximately 80%) is in the B1 Compatibility Zone.
The B2 Compatibility Zone portion does not have 65% of the project site within B2
Compatibility Zone with equal to, or greater than, the proposed project. The project
does not meet the criteria for infill.
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ATTACHMENT 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 2017 Airport Land Use Compatibility Plan
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ATTACHMENT C
Project Location and Compatibility Zones
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ATTACHMENT D
Project Location with Aerial
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ATTACHMENT E
Application
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Butte County Department of Development Services FORMNO PLANNING DIVISION 7 Cotmty Center Drive, Oroville, CA 95965 Planning Center Phone 530.552.3701 Fax 530.538.7785 dsplanning@buttecounty.net
DPL-18
AIRPORT LAND USE COMMISSION
APPLICATION FOR CONSISTENCY
FINDINGS
Alan Harlan Property Owner: ----------Date of Application: 7�U-'2'2:
Mailing Address: 7614 N Fresno St. #102
Fresno, CA 93720
Phone Number: (559) 307-2148
E-mail Address: A1Harlan@gmail.com
Phone Number: (805)710-7866Agent (if any) Michael Stoltey
Mailing Address: 893 Marsh Street E-mail Address: md3investments@gmail.cor
-J\-. 131/L{
San Luis Obispo, CA 9340°6
street Address: Southwest corner of Feather Avenue and 20th Street, Thermalito
Assessor's Parcel No.030-230-098-----------
Sub division Name: Feather Ranch Subdivision
Parcel Size _4_4_.9_7 _____ _
Zoning: ASP-City of Oroville
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SITE PLAN: Attach 2 copies of an The Commission shall identify and prioritize studies, plans and other related
activities they desire to be performed in the upcoming fiscal year. accurately-scaled, detailed site plan showing
location of structures, open spaces, and the height of structures and trees; include additional project description
data as needed. Plan sheets shall be no larger than ll"x17" and a digital copy is encouraged.
BCALUCP Requirements: Does the project the project meet the consistency requirements of the Butte County Airport Land Use
Compatibility Plan 7 D Yes Iii No D Unsure
Flight Hazards: Does the project involve any characteristics which could create electrical
interference, confusing lights, glare, smoke, or other electrical or visual hazards
to aircraft flight? D Yes 1111 No
Does the project have the potential for attracting birds?
If yes to either, explain below:
Vacant industrial R-1
D Yes Iii No
No to both hazard types.
44.97 172 3.82
Examples of Land Use: Parks, Roads, Commercial, Low Density Residential, Schools, industrial, Open Space
Reserve, Public Facilities, etc.
Examples of Zoning: R-1 (Single Family Residential), PUD (Planned Unit Development), C-2 (General Commercial),
A-R (Agricultural Residential), etc.
For non-residential land uses, indicate the maximum number of people on site and indicate the method used to
determine this number (i.e. church membership, number of parking spaces, etc.)
Signature -�,,pc..--«:""�"'-"'"'====--=----=.>:::;_ __ (Project Proponent)
Date _,4..J_�-=Z:c..J8"----'-Z,=-==Z."'-----
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Date Received 7-27-2022
Agency's Project Number PL2207-008
Agency Name City of Oroville
StaffContact Wes Ervin
Phone Number 530-538-2408
ALUC Fee Collected $n/a ·------
Type of project:
Iii General Plan Amendment
D Zoning Amendment Iii Rezone
Iii Subdivision
D Use Permit
D Public Facility Iii Other CEQA review
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