HomeMy WebLinkAboutMINUTES - 08152006 - D.3 TO: BOARD OF SUPERVISORS yr:. .\•
t` Contra
FROM: DENNIS M. BARRY, AICP ""' s Costa
COMMUNITY DEVELOPMENT DIRECTOR ;.^_�,_� '
County
DATE: AUGUST 15, 2006
SUBJECT: HEARING ON THE PROPOSED REZONING OF THE APPROXIMATELY 1,307
ACRE BYRON AIRPORT FROM GENERAL AGRICULTURAL (A-2), HEAVY
AGRICULTURE(A-3),AND AGRICULTURAL PRESERVE(A-4)TO PLANNED
UNIT DISTRICT (P-1) AND TO ADOPT A PRELIMINARY AND FINAL
DEVELOPMENT PLAN. THE SITE IS LOCATED AT 500 EAGLE COURT IN
THE BYRON AREA. (COUNTY FILE # RZ053163 & # DP063031)(CONTRA
COSTA COUNTY PUBLIC WORKS-AIRPORT DIVISION, APPLICANT AND
OWNER) (SUPERVISORIAL DISTRICT III)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S). & BACKGROUND AND
JUSTIFICATION
I. RECOMMENDATIONS
A. OPEN the public hearing and receive any testimony;
B. ADOPT the Negative Declaration prepared for this project finding that it is adequate
for the.purposes of compliance with the California Environmental Quality Act;
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD
COMMITTEE
APPROVE OTHER
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SIGNATURE (S):
ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER
V E OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND
UNANIMOUS(ABSENT4r CORRECT COPY OF AN .ACTION TAKEN AND
AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN
Contact: Lashun Cross(925)335-1229 ATTESTED
JOHN CUOSAND
CLE OF THE BOARD OF
cc: Contra Costa County Public Works-Airport Div(A&O) SUPER COUNTY ADMINISTRATOR
Community Development Department
GIS
File
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Board of Supervisors '
File# RZ053163 and DP063031
Page 3
Approximately 814 acres is deed restricted acreage for habitat conservation.This portion of
the site has a General Plan designation of Open Space(OS).No development would occur
within this area.
Environmental Review
An-initial study and a Negative Declaration were prepared for this project pursuant to the
requirements of the California Environmental Quality Act(CEQA). The public comment
period extended from February 28, 2006 to March 30, 2006. No comments on
environmental issues were received.
IV. EAST COUNTY REGIONAL PLANNING COMMISSION HEARING
On June 12,2006 the East County Regional Planning Commission heard the rezoning and
a preliminary and final.development plan request.There was no opposition to the project.
Concerns were raised regarding eliminating from discretionary review specific aviation
related land business activities as it would reduce the opportunity for public participation.
The Commission also discussed the Airport Land Use Commission duties and the potential
opportunity for public involvement through the Airport Land Use Commission..The
Commission added a condition which requires the Airport Division,prior to the approval
of a contract,to file with the Airport Land Use Commission satisfactory evidence that the
use is consistent with the Airport Land Use Compatibility Plan.
After evaluating the proposal and the evidence submitted,the Commissioners present at the
meeting voted 3 to 1 (MacVittie dissenting) to recommend approval of the rezoning and
the preliminary and final development plan to the Board of Supervisors.Staff recommends
that the Board of Supervisors approve the proposed rezoning and the preliminary/final
development plan.
EAST COUNTY'REGIONAL
PLANNING COMMISSION
RESOLUTION
23-2006
1 1 -
RESOLUTION NO. 23-2006
RESOLUTION OF THE EAST COUNTY REGIONAL PLANNING
COMMISSION OF THE COUNTY OF CONTRA COSTA,.STATE OF
CALIFORNIA,INCORPORATING FINDINGS AND RECOMMENDATIONS OF
THE REQUESTED CHANGE IN ZONING AND FINAL DEVELOPMENT PLAN
BY THE CONTRA COSTA COUNTY PUBLIC WORKS-AIRPORT DIVISION
(APPLICANT AND OWNER) COUNTY FILES RZ053163 & DP063031 IN THE
ORDINANCE CODE SECTION PERTAINING TO THE PRECISE ZONING
FOR THE BYRON AREA OF SAID COUNTY.
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WHEREAS, a request initiated by the Contra Costa County Public Works-Airport
Division(Applicant & Owner) to rezone the approximately 1,307 acre Byron Airport
from General Agricultural (A-2), Heavy Agriculture (A-3); and Agricultural Preserve(A-
4)to Planned Unit District (P-1) County File #RZ05-3163, and to request approval of a
Preliminary and Final Development Plan (County File # DP063.031) for which an
application was received by the Community Development Department on July 8, 2005;
and
WHEREAS, for purposes of compliance with the provisions of the California
Environmental Quality Act and the State and County CEQA Guidelines, a Negative
Declaration was prepared and circulated for review and comments between.February 28,
2006 and March 30, 2006 and the East County Regional Planning Commission adopted
the Negative Declaration at their meeting on June X12, 2006; and
WHEREAS, after notice having been lawfully given, a public hearing was
scheduled before the East County Regional Planning Commission on Monday, June 12,
2006,where all persons interested therein might appear and be heard; and
WHEREAS, the East County Regional Planning Commission accepted public
testimony and closed the public hearing;.Chairman MacVittie raised.concerns regarding
streamlining and reducing public involvement in the land use decision.
WHEREAS, on June 12, 2006, the East County Regional Planning Commission
having fully reviewed, considered and evaluated all the testimony.and evidence submitted
in this matter;
NOW, THEREFORE, BE IT RESOLVED, that the East County Regional Planning
Commission:
1. FINDS that the proposed Negative Declaration is adequate for the purposes of
compliance with the California Environmental Quality Act and adopts same;
2. RECOMMENDS that the Board of Supervisors ADOPT the proposed rezoning of
approximately 1,307 acres from General Agricultural District (A-2), Heavy
Agriculture (A-3), and Agricultural Preserve (A-4) to Planned Unit District (P-1);
3. APPROVES the Preliminary and Final Development Plan subject to conditions
including the modification to the conditions requiring the Airport Division to
provide the Airport Land Use Commission satisfactory evidence that the aviation
and aviation related uses are consistent with the Airport Land Use Compatibility
Plan.
REZONING FINDINGS
Required Finding: The change proposed will substantially comply with the General Plan.
Proiect Finding: The Byron Airport P-1 zoning district is consistent with the policies of
the General Plan designation of Open Space (OS) and Public and Semi-Public (PS).
Required Finding: The uses authorized or proposed in the land use district are'compatible
within the district and to uses authorized in adjacent districts.
Project Finding: The proposed P-1 district is compatible with uses authorized in adjacent
districts. The proposed aviation and aviation related uses are compatible with the Bvron
Airport Master Plan and the County General Plan. Confirmation of compatibility with
the Airport Land Use Compatibility Plan is required for proposed projects.
Required Finding: Community need has been demonstrated for the use proposed, but this
does not require demonstration of future financial success.
Proiect Finding: The proposed use will assist in meeting the goals of the Byron Airport
Master Plan. The P-1 rezoning will streamline the approval process for aviation and
aviation related uses at the Byron Airport. The Airport Division currently has potential
clientsrequesting to establish uses as proposed within the Final Development Plan.
GROWTH MANAGEMENT ELEMENT PERFORMANCE FINDINGS
Traffic—Rezoning the area will not result in a significant traffic increase, but sets forth a
streamlined process for permitting specific activities. The maximum density allowed on
the Byron Airport area will remain consistent with the Airport Land Use Compatibility
Plan standards.
Water Supply—The Byron Airport area is within the service area boundaries of Byron
Bethany Irrigation District. Rezoning the area will result in a moderate demand`for water
service.
Sewage Disposal - The project lies within the Byron Sanitary Districts service area.
Rezoning the area will result in a slightly higher demand for sewage disposal.
Fire Protection—A pump house located on the northeast side of Runway 12-30, a fire
protection pond that serves as a water supply pond and a twin-agent unit equipped with
450 pounds'of Dry Chemical Agent, and 50 gallons of foam provide on site Airport fire
protection. The East Contra Costa Fire Protection District has indicated its ability to serve
the site.
Public Protection - The Growth Management Element standard is 155 square feet of
Sheriff Facility station per 1,000 populations. Rezoning the area and allowing the
permitted uses will result in a slight demand for service. The Fire District and the
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Sherifs Department have indicated that they are able to serve the site.
Parks and Recreation—Rezoning the area will not!result in demands for parks and
recreational facilities. The project as proposed does not impact parks or recreational
facilities within'the project area.
Flood Control and Drainage—Rezoning the area will not result in impacts to flood
control and drainage systems. The projectwill be required to collect and convey all
runoff to an adequate natural or manmade drainage facility,as necessary. Future projects
may be subject to the Clean Water Program's Storm Water Regulations (C.3).
FINDINGS TO ESTABLISH A PLANNED UNIT (P=1) DISTRICT
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Adoption of P-1 Zoning and Approval of a Final Development Plan
Required Finding:.The applicant intends to start construction within two and one-half
years from the effective date of the zoning changeand plan approval
Proiect Finding. The Contra Costa County Public Works-Airport Division intends to
exercise the use of the zoning change and final development plan approval immediately.
The Division currently has potential.clients requesting to establish uses as proposed
within the Final Development Plan.
Required Finding: The proposed planned unit development is consistent with the County
General Plan.
Proiect Finding: The General Plan for the site is Public and Semi Public and Open
Space. The project final development plan is consistent with the County General Plan
and the Board approved Byron.Airport Master Plan.
Required Finding: In the case of residential development, it will constitute a residential
environment of sustained desirability and stability,and-will be in harmony with the
character of the surrounding neighborhood and community.
Project Finding: The project is characterized byi aviation and aviation related uses. No
residential development is considered under the Final Development Plan.
BE IT FURTHER RESOLVED that the Chairperson and Secretary of this Planning
Commission will sign and attest the certified copy of this resolution and deliver the same
to the Board of Supervisors, all in accordance with the Government Code of the State of
California.
The.instructions by the Planning Commission to prepare this resolution was given by
motion of the East County Regional Planning Commission on Monday, June 12, 2006 by
the following vote:
AYES: Hanna, Stevenson and Day
NOES: MacVittie
ABSENT: None
ABSTAIN: None
Walter MacVittie,
Chairman of the East County Regional
Planning Commission
County of Contra Costa, State of California
ATTEST:
Sobennis M. Barry, Secretary
East County Regional Planning Commission
County of Contra Costa
State of California
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A-2, A-3, 111
Rezone From A-4 To P-1 Byron Area
1, W_ Mocvitti . .Chair of the =ast County Regional
Planning Commission, State of California, do!hereby certify that this is atrue and
correct copy of Paaes 5-27, 5_=28 T-27, T-28
of the County's 2005zoninq' map
indicating thereon the decision of the "ast Courity Regional Planning
Commission in the matter of Contra Costa County
RZ053163
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A iTEST:
Secretary of the Contra Costa County
Planning Commission, State of Cali.
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•
ORDINANCENO.
(Re-Zoning Land in the
Bron Area)
The Contra Costa County Board of Supervisors ordains as follows:
S-27, S-28,
SECTION is Page T-27,T-28 of the County's 2005 Zoning(Jap(Ord. No.2005-03) is amended by
re-zoning the land in the above area shown shaded on the rhap(s) attached hereto and incorporated herein
(see also Community Development Department File No. RZO53163 )
A-2 Light Agriculture
A-3 General Agriculture
FROM: Land Use District A-4 HeawAariculture )
TO: Land Use District P-1 ( Planned Development
and the Community Development Director shall change the Zoning Map accordingly, pursuant to
Ordinance Code Sec.84.2.002.
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SECTION II. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage, and within
15 days of passage shall be published once with the names of supervisors voting for and against it in
the Z!14&2 4dda T,~S a newspaper published in this County.
PASSEDon bythefollowingvote
Supervisor Ave No Absent Abstain
1. J.Gioia
2. G. B. Uilkema
3. M. N. Piepho
4. M.DeSaulnier (y)
5. F.D. Glover (y) ( ) ! ) ( )
ATTEST: Jo n Cullen. County Administrator
an4Cierk theBoard of SupervisorsChaff rnan:of the Board
Byep. (SEAL)
ORDINANCE NO. 2006-]6
RZU'7=]6= Contra Costa Counn �=
EAST COUNTY REGIONAL
PLANNING COMMISSION
STAFF REPORT
JUNE 12, 2006
Agenda Item' ,t)
Community Development Contra Costa County
MODIFIED
EAST COLJNTY REGIONAL PLANNING COMMISSION
MONDAY. JUNE 12. 2006
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I. INTRODUCTION
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CONTRA COSTA COUNTY PUBLIC WORDS AIRPORT DIVISION (Applicant and
Owner)request approval of the following:
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Rezoning #RZ053163: This is a county initiated proposal to change the existing zoning
designations from A-2 (General Agriculture). A3 (Heavy Agriculture) and A-4 (Agricultural
Preserve) to P-1 (Planned Unit District)
Preliniinan- and Final Development Plan 4DP003031: This is a :county initiated
Preliminary and Final Development Plan to allow as permitted uses the following aviation
and aviation related use: T-hangars including C07porate and .executive, hangars, flight
schools. skydiving, ai7"C7"aft sales and aircraft maintenance. All other uses will be
administered in conformance with the A-2 zoning district.
The subject site is approximately 1,307 acres already in use.as a general aviation airport
located north of the Alameda County line, south of Armstrong Road and west of Byron Hot
Springs Road (Zoning: A-2, A-3, A-4) (Census Tract: 3010.00) (Assessor Parcel Numbers:
001-011-013;.037, 033 and 001-031-023) (Southwest corner of Section 4, Township 2 North,
Range 3 East).
This project was continued f•0772 April 10, 2000.167-noticing and inclusion of a p7•elir77inar v
and final-devel0p7nent plan with-the attached conditions of approval.
Il. RECOMMENDATION
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Staff recommends that the Commission adopt is motion recommending that the Board of
Supervisors:
A. Adopt the negative declaration as adequa ie for the purpose of compliance with the
California Environmental Quality Act, (CEQA).
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B. Adopt the proposed rezoning from A-2 (General Agriculture), A-3 (Heavy Agriculture)
and A-4 (Aericultural Preserve) to P-1 (Planned Unit District).
C. Approve.the Preliminary and Final Development Plan.
D. Adopt the attached findings and conditions of approval.
Ill.' GENERAL INFORMATION
A. General Plan: Public and Semi-Public (PS), and Open Space (OS). The (PS) General
Plan designation allows for a wide variety of public and private uses. The (OS) General
Plan designation includes, without limitation, wetlands and tidelands and private
RZ053163 and DP063031 . Byron Airport Rezoning
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S-2
properties for which future development rights have been deeded to a public or private
entity.
B. Zoning: This narcei is located in an A-2. A-3 and A=', Acricultural Districts.
C. Reeulatory Prop;ams:
1. Flood.Zone: Zone C. panel 0175B.
VI. PROPOSED PROJECT
The rezoning of Byron Airport to a Planned Unit District would allow the following uses to
be "permitted" meaning that no discretionary review is required. However, the structures
would be subject to the standards and regulations of the Building Inspection Department.
The new P-1 District would otherwise utilize the General Agricultural (A-2) Zoning District
for standards and permitting requirements.
The permitted activities proposed for the Byron Airport are defined as follows:
Hangars
T-hangars are structures that take the form of a T and are used for housing
smaller type aircraft with limited storage space around the planes. These
hangars are either built or owned by a master tenant who has a lease with the
County and subsequently subleases space to others, or .they can be
individually owned with an agreement with the County. T-hangars also can be
County owned and leased via rental agreement to a tenant.
Corporate and Executive hangars have a range of sizes such as 35X50,
50X50. 100X100 and at times larger. The corporate and executive hangars are
used to accommodate larger and more expensive aircraft. These planes are
usually corporate owned and the hangar may include a business office
necessary for the operation of the hangar.
Flight Schools and Skydiving
Flight Schools and Skydiving are a form of recreational activity in which
aircraft is utilized for providing lessons. This type of recreational flying is
operated by private businesses with certified flight instructors and includes
the operation of non commercial passengers. These types of activities must be
FAA approved.
Aircraft Maintenance
Aircraft Maintenance and Sales are usually performed by a specialty aviation
business. Airport maintenance includes repairs and service of aircraft engines
and parts to maintain general aircraft. Other basic services may inciude a
paint shop, radio and propeller repairs, aircraft cleaning, detailing and
rmscellaneous aviation equipment and services. Aircraft sales may also be
allowed.
County- File RZ053 16=. Bvron Aimor;Rezonine
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V. SITE/AREA DESCRIPTION:
The property is located south of the Town of Byron. Historic Byron Hot.Springs is located
one mile north of the site. The Southern Pacific;railroad is located within '/z mile to the east.
The surrounding area is farmland and approximately 814 acres to the south and west of the
runways are biologically sensitive Habitat Conservation land. .
V1. AGENCY COMMENTS
A. California Historical Resources Information System: In a,memorandum dated received
September 6, 2005 the California Historical;Resources Information System indicated the
proposed project area has the possibility of containing unrecorded archaeological sites in
the unsUrveyed portions of the,project area. A study is.of those.areas is recommended. In
addition, the site contains or is adjacent;to an archaeological site (CA-CCO-550H
foundation for a site)
On November 9, 2005 a Cultural Resources Reconnaissance report was prepared with a
finding that no prehistoric or historic archaeological materials or deposits were found on
the surface of the study area. Areas of open..ground were:subject to pedestrian survey.
The only previously recorded site within the study area, (CA-CCO-551H)has apparently
been removed by the construction of runway 12-30 in the.early 1990's. The survey
covered areas of the airport proposed for potential development.
B: Environmental Health: Ina memorandum dated August 22, .2005 the Department
indicated the project proponent will need to provide for potable water supplies and waste
water treatment that meets the requirements of the Contra Costa Environmental Health
and the.State of California.
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C. Contra Costa County Fire Protection District: In a memorandum dated'August 31, 2005
the District has indicated a request to review plans for all future development.
D. Contra Costa County Public Works Department: In 'a memorandum dated received
August 29, 2005 the Public Works Depaitment has indicated .no comments on this
application..
E. Contra Costa County Sheriff Department: In a memorandum dated August 24, 2005 the
Sheriff Department has indicated no comments on this application.
F. Contra Costa Countv Public Works Transportation-Engineering: In a memorandum dated
received September.20, 2004 the Division in no comments on this application.
6- Airport Land Use Commission (ALUC): relatedr,6. *' , PH9A
-afe not-slab}eek-te-a-publie-hea if2g bei-the TUG.Pufsuant *ceder
21674(e) of the State Laws, the-ALUG pe",er-s "shall i no way be e4nstnaeted to give
tl�e-Ce issienjui-7i'sdie-tien eveF the-ePer4tten ef any air-peft" however-, to the extent
that sueh .. eta a not affeet erf. 4t !andusesor- t development t
Bell aviatiApn users Obf, aiffpeft py-op"'. The aetivkies as identified witkip this "pliea�i-en
would C before tht-141 TIC
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County File R2053163 Byron Airport Rezoning
S-4
At the May 10, 2006 Airport Land Use Commission hearing the Airport land Use
Commission (ALUC) expressed concern that the uses might exceed the density
limitation of the Airport Land Use Compatibility Plan. Since Land Use permits are
currently required for aviation related uses, this issue would be resolved through a
referral to the ALUC. The members voiced concern that with tl:e proposed change,
these types of uses would no longer be reviewed by the ALUC staff to ensure that the
density requirements are not exceeded. Specifically, the Commission used the example
of a potential density problem if a large number of skydiving activities.were allowed.
In order to incorporate this recommendation,the Commission could add tl:e following
condition to the Development Plan:
At least forty five days (45) days prior to the issuance of a building permit, the
commencement of use or the approval of a contract to allow such use (whichever
occurs first), the applicant shall file with the Airport. Land Use Commission
satisfactory evidence that the use is consistent with the Airport Land Use CornpatibilhT
Plan. Agreement of the Airport Land Use Commission that the use is consistent with
the Airport Land Use Compatibility Plan is required prior to the issuance of a building
permit or the commencement of use.
No initial comments were received from the following agencies: Byron Municipal
Advisory Council, Contra Costa County Building Inspection Department, HSD
Hazardous Materials,US Fish and Wildlife.Services and CA Fish and Game.
VII. STAFF ANALYSIS/DISCUSSION:
A. Comparison of Project(P-1) vs. Conventional (A-2. A-3 and A-4) Zoning Standards:
The use of the P-1 (Planned Unit District) would allow the County to streamline the
permit process for aviation, corporate and executive hangars, skydiving, and aircraft
maintenance. In addition, the approval would fulfill objectives for meeting the goals as
established in' the adopted Byron Airport Master Plan. This P-1 District permits the
flexibility in design and regulations allowing for diversification and growth of aviation
and aviation related activities whereas, maintaining the A-2, A-3, and A-4 Agricultural
Districts limits the development and uses to some of the following permitted uses:
1. Agricultural uses that are permitted consist of nurseries, livestock production,
aviaries, poultry raising, a detached single family residence, 'a family day care,
and general farming.
2. Activities that require a land use permit within these Agricultural Districts are
medical and dental offices, livestock auctions, commercial agriculture, boat
storage, riding academies, publicly owned parks and playgrounds, churches and
hospitals to name a few. (Attached is the A-district zoning ordinances)
Expanded aviation related and non-aviation uses beyond those specified within this report
would require the review and approval of a Final Development Plan. The rezoning of the
Byron Airport from agricultural districts is vital for economic growth, development,
implementation of the Byron Airport Master Plan. The chart on the next page is provided
to show those proposed uses that will be' added to uses already established within the A-2
Distract.
County File RZ053163 Byron Airport Rezoning
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S-5
Rro osed A6tiv fieS..-
P ith'6 P-1 xRezo;n'in
Proposed Activities Permitted i Requires a Land,Use Permit
under the P-1 I and/or
Amended Development Plan
T- Hangars X.
Corporate and Executive X
Hangars I
Flight Schools X
Aircraft Sales X
Skydiving .X
Aircraft Maintenance X
............:.......:
xis m .c is ric
.. .
. ...
Permitted Requires a.Land Use Permit
and/or
Amended Development Plan
General Farming X
Nurseries and Livestock X
Livestock Production X
Publicly Owned Parks X
Community Buildings X
Publicly Owned Buildings X
and Structures
B. BYRON AIRPORT MASTER PLAN
The P-1 rezoning area is fully included in the Byron Airport Master Plan ("Master Plan")
area. The attached Master Plan Land' Use Area Map delineates the potential
development areas. (Attachment under maps) The Master Plan provides'strategies for
the development and utilization of the Byron Airport including:
Defining the Airport's role in a regional context and-identify the general aviation,
local and regional passenger, and cargo demand the airport can serve in the future.
• A long-term strategy for the utilization of leased property and new development on
County-owned property surrounding the Airport.
• A phased development program to meet forecasted airport and cargo demand.
• Short and long-term decisions regarding the use of property and facilities.
• Identifying measurers to mitigate adverse impacts connected with aviation and
aviation related commercial and industrial development on the local community
and environment.
• Providing a financial plan for the airport to enable implementation.of the master
and business plans.
County File RZ053163 Byron Airport Rezoning
S-6
The Master Plan includes land available, generally on the west side of the airfield.
The first task of the Master Plan's implementation program is the rezoning of the
area to Planned Unit District to provide a zoning code that supports the goals and
strategies of the Master Plan.
C. CEQA Status: An Initial Study and Negative Declaration was prepared for this project
pursuant to the requirements of the California Environmental Quality Act.(CEQA). The
Negative Declaration was posted on February 28, 2006 with the public comment period
ending March 30, 2006.
On March 8, 2006 comments were received from the Contra Costa County Health
Services, Hazardous Materials program indicating any tenant conducting airport
maintenance will be required to apply for a Certified Unified Program Agency operating
permit. The airport is also subject to hazardous materials 'programs including the
Hazardous Materials Business Plan, Hazardous Waste Generator, and above ground
storage tank programs.
On April 5, 2006 comments were received from the State Clearinghouse indicating no
comments were received by the selected state agencies.
D. General Plan Compliance: The proposed project rezoning is consistent.with the Public
and Semi-Public (PS) General Plan designation and Open Space (OS). The project would
not change the General Plan designation; the'proposed rezoning would allo-w aviation
activities to be streamlined.
E. Biologicallv Sensitive Habitat—The 814 acres as referenced on.Exhibit C following the
conditions of approval is deed restricted acreage owned by .the State of California Fish
and Game Department. This portion of the parcel will maintain the (OS) Open Space
General Plan designation. No development or possible runway extension will occur
within this area. The Airport Division is required to comply with the requirements as
established by Fish and Game and within the Conservation Easement and Habitat
Management Agreement.
VIII. CONCLUSION
No significant potential environmental impacts have been identified. The project is consistent
with the.Byron Airport Master Plan. The rezoning would permit a streamlined process and
therefore, staff recommends the East County Regional Planning Commission adopt a motion
recommending that the Board of Supervisors adopt the proposed rezoning, County File
RZ053163, and approve the.preliminary and final development plan. County File DP063031,
with the attached conditions of approval.
LCCA(`
01/11/06(1/26/06)G:\Current Planning\c=-plan\Staff Reports\RZ053163_Staff.doc(rev. 5/23/06)(rev.6/7/06)
County File RZ05,316z Byron Airport Rezoning
4
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FINDINGS AND CONDITIONS OF APPROVAL FOR PLANNED UNIT DISTRICT REZONING
COUNTY FILE#RZ053163 AND FINAL DEVELOPMENT PLAN APPROVAL COUNTY FILE
#DP063031 (CONTRA COSTA COUNTY PUBLIC WORKS-AIRPORT DIVISION Applicants
and Owners)IN.THE BYRON AREA OF EAST CONTRA COSTA COUNTY
A. GROWTH MANAGEMENT ELEMENT PERFORMANCE STANDARDS FINDINGS:
1. Traffic - Rezoning the area will riot result in a significant traffic increase, but sets forth a
streamlined process for permitting specific activities. The maximum density allowed on the
Byron Airport area will remain consistent with .the Airport Land Use Compatibility. Plan
standards.
2. Water Supply - The Byron Airport Area is':within the service area boundaries of Byron
Bethany Irrigation District. Rezoning the area will result in a moderate demand.for water
service.
i
3. Sewage Disposal -. The site lies within.the Byron Sanitary District's service area. Rezoning
the area will result in a slightly higher demand for sewage disposal.
4. Fire Protection - A pump house located on! the northeast side of Runway 12-30, a fire
protection pond that serves as a water supply pond, and a twin-agent unit equipped with 450
pounds of Dry Chemical Agent, and 50 gallons of foam provide on Airport fire protection.
The East Contra Costa County Fire District has indicated its ability to serve the site.
5. Public Protection - The Growth Management,Element standard is 155 square feet of Sheriff
facility station area per 1,000 populations. Rezoning the area and allowing the permitted uses
will result in a slight demand for service. The;Contra Costa County Fire District and Sheriff
Department have indicated the ability to serve the site.
6. Parks and Recreation - Rezoning the area; will not result in demands for parks and
recreational facilities. The project as proposed does not impact parks or recreational facilities
within the project area.
7. Flood Control and Drainage - Rezoning .the area will not result in impacts to flood control
and drainage systems. The project will be required to. collect and convey.all runoff to an
adequate natural or manmade drainage facility'as necessary. Future projects may be subject to
the Clean Water Program's Storm water Regulations(C:3).,
(Ref.the Growth Management Element,Chapter 4; of the General Plan)
B. REZONING FINDINGS:
1. Required Finding-The change proposed will substantially comply with the general plan.
The Bvron Airport P-1 zoning district and new development will be in compliance with the
policies of the general plan.
2. Required Finding- The uses authorized as conditioned is consistent with the goals and
policies of the General Plan as it pertains to this site.
i
1
The P-1 Rezoning is consistent with the General Plan, the Byron Airport Master Plan, and
the Airport Land Use Compatibility Plan.
3-. Required Finding- Community need has been demonstrated for the use proposed, but this
does not require demonstration of future financial success.
The P-1 rezoning permits a streamlined process. The Byron Airport Master Plan
demonstrates the viability of the area and community need has been. demonstrated_for the
uses proposed.
(Ref. §26-2.1806 of the Ordinance Code)
C. FINDINGS TO ESTABLISH A PLANNED UNIT (P-1)DISTRICT:
Adoption of P-1 Zoning and Approval of a Preliminary or Final Development Plan
1. Required Finding: The applicant intends to start construction within two and one-half years
from the effective date of the zoning change and plan approval.
Project Finding: The applicant has expressed a desire to begin immediatel}- after required
permits and approvals are obtained.
2. Required_ Finding: The proposed planned unit development is consistent with the County
General Plan.
Project Finding: The general plan for,the site is Public and Semi Public and Open Space.
The project Preliminary and Final development plan is consistent with the County General
Plan and the Board approved Byron Airport Master Plan.
3. Required Findings: In the case of residential development, it will constitute a residential
environment of sustained desirability and stability and will be in harmony with the character
of the surrounding neighborhood and community.
Project Findings: The project is characterized b , aviation and aviation related user. No
residential development is considered under the Final development plan.
CONDITIONS OF APPROVAL
General
1. Approval is contingent on the approval of the rezoning request
from A-2, A-3, and A-4 ( General Agricultural, Heavy Agriculture
and Agricultural Preserve Districts) to P-1 (Planned Unit District).
2. All structures requiring building permits shall comply with the
rules and regulations of the Building Inspection Department and
the East Contra Costa Fire District.
2
1 I
All building permits shall be obtained from the Building Inspection
Department and reviewed by the Community Development
Department. Development of permitted uses and uses allowable
after thegranting of a land use permit as identified in the General
Agricultural, A-2, district .shall be allowable consistent with the
procedures and standards of the A-2 district.
3. In addition to uses established under Section 84-38.402 of the
County Code the rezoning permits the following activities:
• Aircraft T hangars
• Corporate and executive hangars .
• Flight Schools
• Skydiving
• Aircraft sales and maintenance
4. At least forty five(45) days prior to the issuance of a building
permit, the commencement of use or.the approval of a contract to
allow such use (whichever occurs first), the applicant shall file
with the.Airport Land Use Commission satisfactory evidence that
that the use is consistent with the Airport Land.Use Compatibilitv
Plan. Agreement of the'Airport'Land Use Commission that the use
is consistent with the:Airport Land Use Compatibilitv° Plan is
required prior to the issuance of a building permit or the
commencement of use.
5. A Certified Unified Program operating permit and compliance with
.the rules and regulations of the Health Services Department
Hazardous Materials Program is required for airport maintenance.
6: If any significant cultural materials such as artifacts, human burials
for the like are encountered during construction operations, such
operations shall cease within 10 feet of the find, the Community
Development Department shall be-notified within 24-hours and a
qualified archaeologist contacted and retained for further
recommendations..Signi ficant cultural materials include but are not
limited to aboriginal human remains, chipped stone, ground stone,
shell and bone artifacts, concentrations of fire cracked rock; ash,
charcoal and historic. features such as privies. or building
foundations.
7. Prior to the clearance.of a building permit, the applicant shall
provide evidence that the Airport Director's Office has approved
the.proposed development plans.
3
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ADVISORY NOTES
THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF
APPROVAL, IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL
REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS
PROJECT MAY BE SUBJECT.
A. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS,
RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF
THIS PERMIT.
This notice is intended to advise the applicant that pursuant to Government Code Section
66000, et seq., the applicant has the opportunity to protest fees, dedications, reservations,
and/or exactions required as part of this project approval. The opportunity to protest is
limited to a 90-day period after the project is approved.
B. Comply with the requirements of the County Building Inspection Department.
C. Comply with the requirements of the Health Services Department, HazMat Division
D. Comply with the requirements of the Contra Costa County Consolidated Fire Protection
District
E. Comply with the requirements of the State of California Fish and Game Department for
the 814 acres of conservation and habitat management land
G:\Current Planning\curr-plan\Staff Reports\RZ053163 .COA.doc
HL/06/13/06
4
ff / t I., A
Chapter 84-38 (5) Foster home or family care hc)rne operated by a
public agency, or by a private agency vvhich has obtained
A-2 GENERAL AGRICULTURAL DISTRICT state or local approval(license)'forthe proposed operation.
where not more than six minorsreside on the premises
Sections: with not more than two supervisory persons.
Article 84-38.2. General (6) A family day care home where care; protection
84-38.202 General provisions. and supervision of twelve or fewer children in the pro-
videCs own home are provided for periods of less than
Article 84-38.4. Uses twenty-four hours per day, while the.parents or guardians
84-38.402 Permitted. are away. (Ords. 94-28 § 18&43 § 1 ,'68-25 S 2, 1968.
84-38.404 Uses with land use permit. 1569, 1555, 1535: prior code § 9156(a): Ord. 1406).
84-38.406 Uses—Refuse disposal site—
Permit required. 84-38.404 . Uses with land use permit.
The tollowin- uses may be allowed in an A district
Article 84-38.6. Lots on the issuance of a land use permit:
84-38.608 Lot area, width and depth. (]) Home occupations.
84-38.610 Existing legal lots excepted. (2) Publicly owned parks and playground.
(3) Dude ranches,riding academies and stables, and
Article 84-38.8. Building Height cloy kennels.
84-38.802 Building height—Maximum. (4) . Publicly owned buildings and structures,except as
provided in Division 82.
Article 84-38.10. Yards (5) Commercial radio and television receiving and
84-38.1002 Yard—Side. transmitting facilities buy not including broadcastinv stu-
84-38.1004 Yard—Setback. Bios or business offices.
84-38.1006 Yard—Rear. (6) Wind energy conversion systems. This use is
allowed without a land use permit if used only as an acces-
Article 84-38.12. Land Use and Variance Permits sory to an allowable residential br agricultural use.
84-38.1202 Land use and variance permit— ('7) A family care home where care, protection and
Granting. supervision of thirteen or more children in the provider's
own home.are provided for periods of less than twenty-
Article 84-38.2. General four hours per day, while the parents or guardians are
away.
84-38.202 General provisions. (8) Hospitals, animal hospitals,, eleemosynary and
All of the land lying within an A-3 eeneral agricultural philanthropic institutions, and convalescent homes.
district may be used for any of the following uses, under (9) Churches,reli<,ious institutions, and parochial and
the following regulations set forth in this chapter. (Ord. private schools. including nursery schools.
1569: Ord, 1555: prior code , 8156(part):Ord. 1406). (10) Community buildings,clubs,activities of a quasi-
public. social, fraternal,or recreational character,such as
Article 84-38.4 Uses eolf, tennis or swimming clubs.�or veterans` or fraternal
organizations. These uses are prohibited if organized for
84-38.402 j Permitted. monetary profit.
Uses permitted in the A-2 district shall be as follows: (I I) One additional sinele family dwelling.
(1) All types of agriculture, including general farm (12) Medical and dental offices and medical clinics:
in`, horticulture. floriculture. nurseries and greenhouses. (!3} McTchandisin,, of agricultural supplies and ser-
mushroom rooms, dairying, livestock production, fur vices incidental to an agricultural use;
farms,poultry raising,.animal breeding.aviaries.apiaries, (14). Canneries,wineries and processing of agricultural
forestry, and similar agricultural uses; products and buildings for the storage of ag
(?) Other a_riculturai uses,including the erection and ncultural prod-
ucts on parcels less than ten acres in size:.
maintenance of sheds,warehouses, granaries,dehydration (1 5) Slaughterhouses and stockyards,
plants.hullers,fruit and vegetable packing plants,and ag- (16) Rendering plants and fertilizer plants or vards:
ricultural cold.storage plants on parcels at least ten acres in (17) Livestock.auction or sales yards;
size and buildings for the storage of agricultural products (18) Living accommodations for a«ricultural workers
and equipment; to be primarily used for temporary housing of agricultural
(3) A stand not exceeding two hundred square feet for workers while performing seasonal agricultural work on
sale of agricultural products grown on the premises. The the owner's property:
stand shall be set back at least.twenty-five feet from the (19) Commercial recreational facilities when the prin-
front property line; cipal use is not in a building;
(4) A detached single-family dwelling.on each parcel :(20) Boat storage areas within one mile by public road
and the accessory structures and uses normally auxiliary to of'a boat launching faciiiry open to the public:
it; •(21) Retail firewood sales:
i
(22) Recycling operations intended to sort and/or pror-
ess material for reuse. Junkyards, defined in Section 88-
5.206: are prohibited.
(23) Museums in which objects of historical, artistic,
scientific or cultural importance are preserved and dis-
played. (Ords. 2003-11 3, 94-28 § 2, 89-46 §2, 76-36
§ 3,7437§ 2,60-82, 1.988, 1569 §2:prior code.§ 8156(b):
Ords. 1406 § 3,497 §4. 382 §4E).
84-38.406 Uses—Refuse disposal site—
Permit.required.
Refuse disposal sites are permitted in the A-2 district
upon the issuance of a permit under the provisions of
Chapter 418-4. (Ord. 72-89 §2, 1972). setback of at least twenty-five feet and the other setback
Article 84-38.6. Lots
shall be at least twenty feet. (Ord.2003-1 1 §5,Ord. 1569:
Ord. 1555: prior code § 8156(g): Ord. 1406).
84-38.608 Lot area, width.and depth. 84-38.1006 Yard—Rear.
Except as provided in Section 84-38.610, uses allow- There shall be a rear yard of at least fifteen feet for any
able under Article 84-38.4 are allowable only on-lots
which equal or exceed all of the following: five acres in structure. (Ord. 1569: Ord. 1555: prior code § 5156(1):
Ord. 1406).
area, two hundred fifty feet average width, and two hun-
dred foot depth.(Ord. 73-86 § 1 (part), 1973). Article 84-38.12. Land Use and Variance Permits
84-38:610 . . Existing legal Pots excepted. 84-38.1202 Land'use and varianceermit—
Any single lot legally created in an A-2 district before Granting p
November 29, 1973,at least forty thousand square feet in C'
Land use permits for the special uses enumerated in
area may be used as provided in Article 84-38.4.(Ord. 73-
Section 84-38.404 and variance permits to modify the pro-
86 § I (part), 1973). visions contained in Sections 84-38.60= through 8z_-
Article 84-38.8. Building Heiaht 38.1006 may be granted in accordance with Chapter 82-6.
(Ord. 1569: Ord. 1555: prior code § 81560):Ord. 1406).
84-38.802 Building height— Maximum.
No structure or building,permitted in an A-2 district
shall exceed two and one-half stories or thirty-five feet in
height. whichever is greater.(Ord.2003-1 1 §4.Ord. 1569:
Ord. 1555: prior code § 8156(f): Ord. 1406). ---
Article 84-38.10. Yards
84-38.1002 Yard—Side.
There shall be an aggregate side yard width of at least
forty feet. No side vards shall be less than twenty feet in
width.No barns.stables.apiaries.aviaries,or other build-
inus or structures used to house livestock, grain-fed ro-
dents, bees, birds, or poultry shall be located in the A-2
district nearer'than fifty feet to the boundary line of an;
residential land use district. (Ord. 1569: Ord. 1555: prior
code. § 8156(g): Ord. 1406). .
84-38.1004 Yard—Setback.
Any structure in the A-2 district shall have a setback
(front yard) of at least twenry-five feet except on corner
lots, where the principal frontage of the lo: shall have a
Y 84-66.202
\ ' 17
Article 84-66.2.General 84-66.406 Interim exceptioris.
If any land has been zoned P-1 district but no prelim)-
84-66.202 P-1 planned unit district. nary development plan approved thereon, the following
All land within a P-I planned unit district may be used may be approved:
as allowed and regulated in this chapter.(Ord.79-74:§ 84- (1) Single-family Dwelling.Where it is established to
66.002: prior code § 8166: Ord. 1743). the satisfaction of the director of planning that a vacant
parcel of land is a iegal lot and the one detached single-
84-66.204 Intent and purpose. family dwelling proposed to be located thereon is consiz-
A large-scale integrated development or a general plan tent with the general plan,the dwell ing may be placed on
special area of concern provides an opportunity for. and the lot without being subject to the application,submittai,
requires cohesive design when flexible regulations are development'plan review and approval provisions of this
applied; whereas the application of conventional regula- chapter. .
tion.designed primarily for individual lot development.to (2) Nonconforming Use. Until a final development
a large-scale development or special area may create a plan is approved,any nonconforming use lawfully existing
monotonous and inappropriate neighborhood.The planned at the time of the establishment of P-1 zoning on that
unit district is intended to allow diversification in the rela- property may be repaired,rebuilt,extended,or enlarged in
tionship of various uses,buildings,structures,lot sizes and accordance with Chapter 82-8. (Ord. 79-74).-
open space while insuring substantial compliance with the
general plan and the intent of the county code in requiring Article 84-66.6. Site M inimums
adequate standards necessary to satisfy the requirements of
the public health,safety and general welfare. These stan- 84-66.602 Areas.
dards shall be observed without unduly inhibiting the ad- The minimum areas for a P-1 district are:
vantages of large-scale site or special area planning.(Ord. (1) Residential.Five acres for residential uses except
79-4: § 84-66.004:prior code § 8166(a): Ord. 1743). that a mobile home subdivision shall have a minimum of
ten acres;
Article 84-66.4.Uses (2) Nonresidential.Ten acres for nonresidential uses;
(3) Mixed. Fifteen acres for mixed.residential and
84-66.402 Uses. nonresidential uses; and
The following uses are allowed in the P-1 planned unit (4) Office.No minimum for office uses which do not
district: require heavy vehicular delivery or have easy automobile
(1) Any land uses permitted by an approval final de- site access including some ancillary retail, serviceand
velopment plan which are in harmony with each other, residential uses when consistent with the general plan.
serve to fulfill the function of the planned unit develop- (Ords. 80-74 § 1, 79-74. 70-50: § 84-66.024: prior code
ment,and are consistent with the general plan,; § 8166(i):.Ord. 1743).
(2) A detached single-family dwelling on each legally
established lot and the accessory structures and uses nor- Article 84-66.8.Density
mally auxiliary to it;
(3) In a P-1 district for which residential uses are ap- 84-66.802 Residential.
proved,residential second units compiving with the provi- In computing the net development area to setresidential
cions of Chapter 82-24. (Ords. 87-61 § 6, 79-74: § 84-. densities,use the general plan as a guide and exclude areas
66.006:prior code § 81660):Ord. 1743). set aside for churches,schools, streets.commercial use or
other nonresidential use, but include areas set aside for
84-66.404 Restriction. common open. space. outdoor recreation or parks. (Ord.
No person shall grade or clear land, erect, move, o. 79-74: § 84-66.026:prior code § 8166(1,-): Ord. 1743).
alter any building or structure on any land,after the effec-
tive date of its rezoning to a P-1 district, except when in Article 84-66.10. Rezoning
compliance with'an approved final development plan
and/or this.chapter. (Ords. 79-74, 76-26 § 1 76-25 §• 2: 84-66.1002 Procedure.
84-66.010: prior code § 8166(c): Ord. 1743). After initiation by the.planning agency or final appiica-
tion approval.. an area may be zoned "P-1 planned unit
district in accordance with Title 7 of the California Gov-
501 (Contra Costa County-Supc No.58.5-D3
i
84-66.1004
ernment Code and this code, and the zoning map of the (8) A request for zoning change signed by the owner.
area shall then be identified with the map symbol "P-1". and by the owner of any option to purchase the property or
(Ords. 79-74, 76-26 § 2: 76-25 §2: prior code 5 8166(c): any portion thereof: if any;
Ord. 1743): (9) Schematic drawings indicating the architectural
design of all nonresidential buildings and structures and all
84-66.1004 Ordinance plan, residential buildings having attached units. Residential
If an application for P-1 zoning and a preliminary or buildings utilizing zero lot line. cluster or patio technique-.
final development plan is finally approved,the preliminary typical designs shall be submitted.Single-family detached
or final development plan and any conditions attached units on difficult topography may require design and
thereto, as approved or later amended, shall be filed with placement review when requested by the planning direc-
the planning department and they are thereby incorporated tor;
into this Title 8 and.become a part of the ordinance re- (10) A statement of the stages of development pro-
ferred to in § 84-66.1002. (Ords. 79-74, 76-26 § 2: 76-25 posed for the entire development, indicating the sequence
2: prior code § 8166(c): Ord. 17431. of units and explaining why each unit standing by itself
would constitute reasonable and orderly development in
84-66.1006 Rezoning and development plan relation to the entire contemplated development where it is
appheation. proposed to file final development plans by units for por-
Except as waived in writing by the planning director, tions of the area to be covered by the preliminary devel-
the application for rezoning to P-1 district and concurrent opment plan; and
approval of a preliminary development consists of five (1 1) Any additional information as may be required by
copies of each of the following: the planning commission or board of supervisors at the
(1) A preliminary development plan, drawn to scale, time of any public hearing.(Ords.85-56 § 7,79-74,76-25
indicating: § 1, 76-25 6.2:prior code § 8166(b): Ord. 17431).
(A) Proposed use(s)of all land in the subject area,
(B) Existing natural land features,and topography of Article 84-66.12. Final Development Plan
the subject area,
(C) Circulation plan, for all vehicular and pedestrian 84.66.1202 Requirements.
ways, (a) The final development plan drawn to scale,shall:
(D) Metes and bounds of the subiect property, (1) Indicate the metes and bounds of the boundary o;
(E) Location and dimensions of all existing structures, the subject property together with dimensions of lands to
(F) Landscaping,parking areas,and typical proposed be divided.
structures, '(2) Indicate the location, grades,widths and types of
(G) Anticipated grading for the development: improvements proposed for all streets,driveways,pedes-
(2) A written legal description of the subject area: trian ways and utilities:
(3) A preliminary report on provision for storm drain- (3) Indicate the location, height, number of stories,
age, sewage disposal and public utilities: use and number of dwelling units for each proposed build-
(4) An economic feasibility report and analysis of all ing or structure:
commercial and industrial uses, if any,proposed to be io- (4) Indicate the location and design ofvehicie parking
Gated within the deveiopmen:: areas:
(5) A feasibility analysis of all public and semipublic (5) Indicate the location and design ofproposed land-
recreational and educational areas and facilities proposed scapingC,. expert for proposed single family residential de-
to be located within the development. stating anticipated vejopment;
financing, development and maintenance-, (6) Indicate the location and design of all storm
(6) A residentiai density analysis of the subiect area. drainage and sewage disposal facilities;
and the estimated population resulting therefrorn:
(7) A statement of how.the proposed development is
consistent with.and will further the eoais and objectives of
the general plan inciuding, but not limited to, its commu-
niry facilities elements:.
(Contra Costa Countv Stipp.No.58.5-03; 502
84-66.1204
(7) Provide an engineer's statement of the proposed (b) Procedure.Such a combined final development
grading; plan application shall be processed.,noticed,and heard by
(8) Indicate the location and extent of all proposed the planning commission. The commission's decision
land uses; shall be a recommendation to the board of supervisors
(9) Indicate the location of any residential dwellings which shall make the final decision on the final
proposed to be used as new sales models. development plan along with the rezoning pursuant to
(b) In addition,the final development plan shall be Article 84-66.10.(Ord.79-74).
accompanied by:
(1) Elevations of all buildings and structures other Article 84-66.14.Plan Objectives,
than single-family residences; - Regulations and Evaluations
(2) A statement indicating procedures and
programming for the development and maintenance of 8466.1402 Design objectives.-
public or semipublic areas,buildings and structures; To achieve design and aesthetic quality for large-scale
(3) A statement indicating the stages of de- integrated developments and/or general plan special
velopment proposed for the entire development; areas of concern,the following design objectives shall be
(4) A statement indicating if any new residential met:
dwellings are-proposed to be used as sales models and (1) Building bulk,.height, land coverage, visual
asking approval of that use; appearance from adjacent land,and design compatibility
(5) Any additional drawings or information as may with existing adjoining development and land which will
be required by the planning commission at the time of remain,shall be consideredand controlled;
any public hearing in the matter.(Ord,&.87-43§3,79-74: (2) A development's design should successfully
§84-66.102: prior code § 8166(d):Ord. 1743). integrate individual buildings and building groups with
the surrounding development,other.physical features in
84-66.1204 Approval procedure. the area,and existing development which will remain;
(a) The final development plan shall be submitted to (3) . The design of structures should provide for
the planning commission for approval,as with use permit harmonious composition of mass, scale, color, and
applications,except it is the commission which hears and textures, with special emphasis on the transition from
reviews it.The commission's decision may be appealed one building type to another, termination of groups of
to the board of supervisors in accordance with Article structures,relationships to streets,exploitation of views,
26-2.24,otherwise it becomes final. and integration of spaces and building forms with the
(b) A final development plan may be approved by topography- of the site and the urban or suburban
the planning commission for a portion or unit of the character of the area.
approved preliminary development plan, in accordance (4) Provisions are to be made for an efficient,direct
with the.sequence of units authorized by its conditions of and convenient system of pedestrian circulation,together
approval,or upon a showing of both good cause and that s with landscaping and appropriate treatment of any public
the.proposed portion or unit would, standing by itself, areas or lobbies.
constitute reasonable and orderly development in relation (5) Off-street parking and loading areas should be
to the entire development.(Ords.79-74,76-26§3,76-25 integrated into the overall vehicular circulation system.
§3: § 8466.014:prior code §8166(e): Ord. 1743). (Ord. 79-74).
84-66.1206 Combined application and final 84-66.1404 Latitude of regulations.
plan. The planning commission may recommend and the
(a) Combination.An applicant for rezoning to the P- board of supervisors may adopt as part of the preliminary
1 district may submit simultaneously and in combination development plan, and may require in the final
with the zoning application or thereafter but before the development plan,standards,regulations.limitations and
board's final zoning decision,an application for approval restrictions which are either more or less restrictive than
of a final development plan for the entire property.The those specified elsewhere in this ordinance code, and
application and proposed final development plan shall which are designed to protect and maintain property
comply with the requirements of Sections 84-66.006 and values and community amenities in the subject
84-66.1202: community, and which would foster and maintain the
503
84-66.1406
health, safety and general welfare of the community, (2) The proposed planned unit development is _.
including and relating to but not limited to the following: consistent with the county.general plan;
(1) Height limitations on buildings and structures; (3) In the case of residential development, it will
(2) Percent coverage of land by buildings .and constitute a residential environment of sustained
structures; desirability and stability,and will be in harmony with the
(3) Parking ratios and areas expressed in relation to character of the surrounding neighborhood and
use of various portions of the property and/or building community;
floor area; (4) In the case of the commercial development,it is
(4) . The location, .width and improvement of needed at the proposed location to provide adequate
vehicular and pedestrian access to various portions of the commercial facilities of the'type proposed, and that
property including portions within abutting streets; traffic congestion will not likely be created by the
(5) Planting and maintenance of trees,shrubs,plants proposed center, .or will be obviated by presently
and lawns in accordance with a landscaping plan; projected improvements and by demonstrable provisions
(6) Construction of fences, walls and floodlighting in the plan for proper entrances and exits,and by internal
of an approved design;. provisions for traffic and parking, and that the
(7) Limitations upon the size, design, number, development will be an attractive and efficient center
lighting and location of signs and advertising structures; which will fit harmoniously' into and will have no
(8) Arrangement and spacing of buildings and adverse effects upon the adjacent or surrounding
structures to provide appropriate open spaces around development;
same; (5) .In the case of proposed industrial development,
(9) Location and size of off-street loading areas and it is fully in conformity with the applicable performance
docks; standards, and will constitute an efficient and well
(10) Uses of buildings and structures by general organized development, with,adequate provisions for
.classification,and by specific designation when there are railroad and/or truck access service and necessary
unusual requirements for parking, or when use involves storage,and that such developinent will have no adverse
noise, dust, odor, fumes, smoke, vibration, glare or effect upon.adjacent or surrounding development;and
radiation incompatible with present or potential (6)The development of a harmonious,integrated plan
development of surrounding property: justifies exceptions from the normal application of this
(11) Architectural design of buildings and structures; code. (Ord. 79-74: § 84-66.020: prior code § 8166(g):
(12).Schedule of time . for construction and Ord. 1743).
.establishment of the proposed buildings, structures, or
land uses or any stage of development thereof; Article 84-66.16.Termination
(13) Requiring of performance bonds to insure
development as approved;and 84-66.1602 Procedure.
(14) Requiring that where any residential dwelling (a) Reversion. P-1 district shall become null and
unit (one-family dwelling or duplex) or units .are void,and the land use district classification shall revert to
approved to be used as a sales model or models at least the immediately preceding zoning,designation if either:
one such unit have a sprinkler system installed therein (1) Within eighteen months after the effective date
meeting the standard specified in Chapter 718-6. (Ords. of the establishment of the P-1 district and/or the
87-43 § 4, 79-74: § 84-66.1404: prior code § 8166(f): approval of the preliminary development plan (which-
Ord. 1743). ever is sooner),a final development plan is not submitted
to the planning commission,or
84-66.1406 Evaluations. (2) Within twelve months after the planning
When approving and adopting the rezoning commission's approval of the final developmentpian,the
application, the preliminary development plan or the construction specified in the final development plan has
final development plan,the planning commission and/or not been commenced.
board of supervisors as the case may be,shall be satisfied (b) Time Limit Exception. The time limitation in
that: subsection (a)( 1)of this section applies only to the first
(1) The applicant intends to start construction within final development plan of a unit of a phased preliminary-
two
reliminarytwo and one-half years from effective date of zoning development plar.; it does not apply after approval and
change and plan approval; implementation of such first final development plan.
504
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84-42.602
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' ries,hullers,dryers.fruit and vegetable packing and build- on a lot less than three hundred feet in average width.
ink*s forlIthe storage of a=ricultural products and equip- (Ord. 68-54 § I (part), 1968: prior code § 8 169(d)).
menta
(2) !!A stand not exceeding four hundred square feet Article 84-42.8. Lots
for the sale of agricultural products grown on the premises.
if the stand is set back at least Twenty-five feet from the 84-42.802 Lot—Depth.
front property line: No agricultural pursuit shall be permitted,nor shall any
(3) 11 Residence of the owner, owners, lessee. or lessor structure or use herein permitted be erected, placed, or
of the land on which the use is conducted.In no event shall established on a lot less than three hundred feet deep.
any residential structure be permitted to be built or addi- (Ord. 68-54 § I (part), 1968: prior code § 8 169(e)).
tional residential structure be erected on less than forty
acres per unit for non-prime agricultural land,or less than Article 84-42.10. Building Height.
ten acres'per unit of the agricultural land;
(4) A home occupation; 84-42.1002 Building height—Maximum.
(5) (Nurseries and greenhouses; There shall be no maximum building or structure height
(6) Hog ranches:. - in th.e A-4 district. (Ord.68-54§ l (part), 1968:prior code
(7) Dairying; § 8169(f)).
(8) iFur farms;
(9) Livestock and feed yards; Article 84-42.12. Yards
(10) Poultry raising,
(1 1)Commercial fish farming; 84-42.1202 Yard—Side.
(12) IiWineries and facilities for processing of all agri- No side yard shall be less than fifty feet in width;barns,
cultural products produced on the premises; stables, and other buildings or structures used to house
(13) Living accommodations for agricultural workers livestock, grain-fed rodents, or poultry shall be at least
employed on the property of the owner: fifty,feet from the boundary line of any residential land use
(14) Mushroom houses, district. (Ord. 68-54 § I (part), 1968: prior code
(15) Commercial radio and television receiving and § 81169(g)).
transmitting facilities but not including broadcasting stu-
dios or business offices; 84-42.1204 Yard—Setback.
(16)Those uses described in Section 51201(e)of Gov- There shall be a setback(front yard)of at least fifty feet
ernmentiCode; for any building or structure. (Ord.68-54 § 1 (part), 1968:
! (17).•Wind energy conversion systems, except when prior code § 9169(h)).
used only as an accessory to an allowable residential or
agricultural use.(Ords.2003-12 §2, 86-61 §3,84-24§ 3. 84-42.1206 Yard—Rear.
68-54 § I (part), 1968: prior code § 8169(b)). There shall be a rear yard of at least twenty-five feet for
I� any building or structure. .(Ord. 68-54 § 1 (part), 1968:
Article 84-42.6. Parcels prior code § 8)69(i)).
II
84-42.602 Parcel size. Article 84-42.14. Land Use and Variance Permits
Unless otherwise permitted in accordance with Section
84-42.402 (2),no structure permitted in this district shall 84-42.1402 Land use and variance permits—
be placed or erected upon a parcel smaller than forty acres I Granting.
of non-prime a=ricultural land, or upon a parcel smaller (.and use permits for the special uses enumerated in
than ten acres of prime agricultural land,where the parcel Section 84-42.404 and variance permits to modify the
size otherwise meets the minimum density forthe General
Plan land use designation. As used in this chapter, prime
agricultural land has the meaning ascribed to it in Section
810-2.407. (Gov. Code, § 51222; Ords. 2003-12, § 3,68-
54 § I (part), 1968: prior code § 8169(c)).
84-42.604 Parcel—Width.
No agricultural pursuit shall be permitted,and no struc-
ture permitted in the A-4 district shall be erected or placed
i�
(Contra Coria Count Supp.No.59. 10-01) 466/468
84-40.606
84-40.606 Lot L Depth. Article 84-42.6. Pa reels
There shall be no miinimum lot depth in the A- district. 84-42.602 Parcel—Size.
(Ord. 1569:prior code § 8157(e): Ord. 1241). 84-42.604 Parcel—Width_
Article 8440.8. Building Heig Article 84-42.8. Lots
i. 84-42.802 Lot—Depth.
84-40.802 Building height—N9a mum.
There shall be no maximum building o structure height Article 84-42.10. Building Height.
in the A-3 district. (Ord. 1569: prior co _ § 8157(8: Ord. 84-42.1002 Building height—Maximum.
1241). I
Article 84-42.12. Y ards
Articlel84-40.10. Y rds 84=42.1202 Yard-Side.
84-42.1204 Yard—Setbacl�.
84-40.1002 Yard Side. 84-42.1206 Yard—Rear.
No side yards shall bi less tha twenty-five feet wide;
barns, stables; and othe buil
din s or structures used to Article 84-42.14. Land Use and Variance Permits
house livestock, grain-f d rode s, or poultry shall be at 84-42.1402 Land use and variance permits—
least fifty feet from the ound ry line of any residential Granting.
land use district. (Ord. 1 69: rior code § 8157(g): Ord.
1241). Article 84-42.2. General
8440.1004 Yard—S ack. 84-42.202 General provisions.
There shall be a rear var of at least twenty-five feet for All lands within an A-4 agricultural preserve district
any building or structur (Ord. 1569: prior code may be used for any of the followinj uses, under the fol-
§ 8157(h): Ord 1241). lowinu regulations set forth in this chapter. (Ord. 68-54
§ 1 (part), 1968: prior code § 8169(part)).
84-40.1006 Yard ea .
There shall be a rear rd o at least twenty-five feet for 84-42.204 Intent and purpose.
any building, or strut ure. (Ord. 1569: prior code This land use district in intended to provide areas that
§ 8157(i): Ord 1241). J provide primarily for the commercial production of food
and fibre and other compatible uses consistent with the
Article 84-40.12. )Land Use nd Variance Permits 'intent and purpose of the Land Conservation Act of 1965.
(Ord. 68-54 § )'(part), 1968: prior code § 8169.(part)).
84-40.1202 Land use and ariance permit—
granting. Article 82-42.4. Uses
Land use permits for the spec al uses enumerated in
Section 84-40.404 ind variance pe its to modify the pro- 84-42.402 Uses—Permitted.
visions contained i�t Sections 84-40 602-84-40.1006 may Uses permitted in the A-4 district shall be as follows:
be granted in accordance with this Chapter 82-6. (Ord. (1) All types of commercial,agricultural production,
1569: prior code § 81570): Ord 1241). including general farming, horticulture, floriculture, live-
stock production, aviaries, apiaries, forestry and similar
agricultural uses, excepting those uses requiring a permit
Chapter 8442 in Section 84-42.404;
(2) Those agricultural and compatible uses specifi-
A-4 AGRICULTURAL PRESERVE DISTRICT tally agreed upon between the county and the landowner
at the time of entering into the agreement and designated
Sections: in writing within the agreement. (Ord. 68-54 § 1 .(part),
Article 84-42.2. General 1968: prior code § 8169(a)).
84-42.202 General provisions.
84-42.204 Intent and purpose. 84-42.404 Uses—Requiring land use permit.
In the A-4 district the following uses are permitted on
Article 82-42.4. Uses the issuance of a land use permit:
84-42.402 Uses—Permitted. (1) Related commercial agricultural uses including
84-42.404 Uses—Requiring land permit. the erection or modification of sheds, warehouses,Qrana-
465 (Comm Costa County spp.No.59. 10-03)
A--t AGRICULTURAL PRESERVE DISTkkjr 84-40.1004-84-42.404
livestock, grain-fed rodents, or poultry shall be 8442.1204 Yard—Setback.
at least fifty feet from the boundary line of any 84142.1206 Yard—Rear-
residential land use district. (Ord. 1569: prior Article 84-42.14 Land Use and Variance Permits
code § 8157(g): Ord. 1241). Sections:
84-42.1402 Land use and variance
84-40.1004 Yard — Setback. There shall be permit—Granting.
a setback (front yard)of at least twenty-five feet
for any building or structure. (Ord. 1569: prior Article 84-42.2
code § 8157(h): Ord. 1241). General
84-40.1006 Yard — Rear. There shall be a 84-42.202 General provisions. All lands
rear yard of at least twenty-five feet for any within an A-4 agricultural preserve district may
building or structure. (Ord. t569: prior code § be used for any of the following uses,under the
8157(i): Ord. 1241). following regulations. set forth in this chapter.
(Ord. 68-54 § 1 (part), 1968: prior code § 8169
Article 84-40.12 (part)).
Land Use and Variance Permits
84-42.204 Intent and purpose. This land use
84-40.1202 Land use and variance permit — district is intended to provide areas that provide
Granting. Land use permits for the special uses primarily for the commercial production of food
enumerated in Section 84-40.404 and variance and fibre and other compatible uses consistent
perrhits to modify the provisions contained in with the intent and purpose of the Land
Sections 84--40.602 — 84-40.1006 may be Conservation Act of 1965. (Ord. 68-54 § l
granted in accordance with this Chapter 82-6. (part), 1968: prior code § 8169 (part)).
(Ord. 1569: prior code § 81576): Ord. 1241).
Article 84-42.4
Uses
Chapier 84-42
84-42.402 Uses — Permitted. Uses
A-4 AGRICULTURAL PRESERVE permitted in the A-4 district shall be as follows:
DISTRICT (1) All types of commerical, agricultural
production, including general farming,
Article 84-42.2 General horticulture, floriculture, livestock production,
Sections: aviaries, apiaries, forestry and similar agricultural
84-42.202 General provisions. uses, excepting those uses requiring a permit in
84-42.204 Intent and purpose. Section 84-42.404;
Article 84-42.4 Uses (2) Those agricultural. and compatible uses
Sections: specifically agreed upon between'the county and
842.402 Uses—Permitted. the landowner at the time of entering into the
84-42.404 Uses—Requiring land use agreement and designated in writing within the
permit. agreement. (Ord. 68-54 § 1 (part), 1968: prior
Article 84-42.6 Parcels code § 8169(a)).
Sections: i
84-42.602 Parcel—Size. 84-42.404 Uses — Requiring land use
84-42.604 Parcel—Width. pen-nit. In the A-4 district the following uses are
Article 84-42.8 Lots �� permitted on the issuance of n land use permit:
Sections: (1) Related commercial agricultural uses
84-42.802 Lot;/Depth. including the erection or modification of sheds,
Article 84-42.10 Building Height warehouses, granaries, hullers, dryers fruit and
Sections: - vegetable:!'packing and buildings for the storage
84-42.1002/Building height—Maximum. of agricultural products and equipment;
Article 84-42.12 Yards (2) 4 stand not exceeding four hundred
Sections: / square's feet for the sale of agricultural products
842. ,_02 Yard—Side. grown on the premises, if the stand is set back at
343 (Contra Costa County I1-86)
i
II
A-E HEAVY AGRICULTURAL DISTRICT 84-40.606-84-40.1002
II
8440.606 Lot — Depth. There shall be no
minimum lot depth in the A-3 district (Ord. 1569:
prior code § 8157(e): Ord. 1241).
�I Article 84-40.8
Building Height
II
8440.802 Building height — Maximum.
There shall be no maximum building or structure
height in the A-3 district. (Ord. 1569: prior code §
8157(f): Ord. 1241).
II Article 84-40.10
li Yards
1184-40.1002- Yard— Side. No side yards shall
be less than twenty-five feet wide; barns, stables,
and other buildinCY
gs or structures used to house
II
II
II
it
II
II
II
-II
• II
it
II
II
II
II
it
ii
II
II
II
II
337/341 (Contra Com County lc- )
II
II
84-38.1202-8440.604 ZONING
Article 84-38.12 Article 84-40.4
Y,and Use and Variance Permits Uses
84-38.1202'�,,Land use and variance permit— 84-40.402 Uses— Permitted. Uses permitted
Granting. Land use perEdits for the special uses in the A-3 district shall be as follows:
enumerated in Section•�438.404 and variance per- (1) All the uses designated for the A-2 district
wits to modify the provisions contained in Sections in Section 84-38.402 except for the deletion of "A
84-38.602 through 84-38.1006 ,may be granted in detached single-family dwelling on each lot, etc.";
accordance-with Chapter 82-6. (Ord. 1569: Ord. (2) Residence of the owner, owners, lessee, or
1555: prior code § 81560): Ord. 1406): lessor of the land on which the use is conducted.
(Ord. 1569: Ord. 1535; prior code § 8157(a): Ord.
1241).
Chapter 84-40
84-40.404 Uses with land use permit.(a)In an
A-3 HEAVY AGRICULTURAL DISTRICT A-3 district, a land use perniit may allow the fol-
lowing uses.
Article 84-411.2 General (b) Allowable uses are those listed in Section
Sections: 84-36.404(b).
84-44.202 General provisions. (c) Other allowable uses are those listed in
Article 8440.4 Uses Section 84-38.404 except livestock auction and sales
Sections: yards.
84-40.402 Uses—Permitted. (d) Other allowable uses are:
84-40.404 Uses with land use permit. (1) Single-family or two-family dwellings for
84-40.406 Uses—Refuse disposal site— members of the family within the third degree of
Permit required consanguinity;
Article 84-40.6 Lots (2) Processing of milk not produced on the
Sections: premises. (Ords. 94-28 § 3, 74-37 § 3, 1569 § 24,
844-0.602 Lot—Area. 1535 § 4; prior code § 8157C;b): Ords. 1241 § 2
84-40.604 Lot—Width. [382 § 4(X)]).
84-40.606 Lot—Depth.
Article 84-40.8 Building Height 84-40.406 Uses — Refuse disposal site —
Sections: Permit required.Refuse disposal sites are permitted
8440.802 Building height—Maximum. in the A-3 district upon.the issuance of a permit
Article 84-40.10 Yards under the provisions of Chapter 418-4. (Ord; 72-89
Sections: § 3, 1972).
.8440.1002 Yard—Side.
8440.1004 Yard--Setback. Article 84-40.6
84-40.1006 Yard—Rear. Lots
Article 8440.12 Land Use and Variance Permits
Sections: 84-40.602 Lot—Area.No agricultural pursuit
8440.1202 Land use and variance permit— shall be permitted and no structure permitted in the
Granting. A-3 district shall be erected or placed on a lot
smaller than ten acres, except that poultry raising,
Article 84-40.2 raising of grain-fed rodents, berry farming, green-
General houses and nurseries, mushrooms rooms,fur farms,
aviaries, and apiaries may be permitted on a lot at
84-40.202 General provisions.All land within least two and one-half acres in area. (Ord. 1569:
an A-3 heavy agricultural district maybe used for prior code § 8157(c): Ord. 1241).
any of the following uses,under the following regu-
lations set forth in this chapter. (Ord. 1569: prior 84-40.604 Lot — Width. No agricultural pur-
code § 8157 (part): Ord. 1241). suit shall be permitted and no structure permitted in
the A-3 district shall be erected or placed on a lot
less than one hundred forty feet in average width.
(Ord. 1569: prior code § 8157(d): Ord. 1241).
(Contra co=county 10-94) 336
84-44.202
provisions contained in Sections 84-42.602 — 84- 84-44.2006 Site plan and elevation-
42.1206 may be granted in accordance with Chapter 82- Imposition of conditions.
! 6. (Ord.68-54§ 1 (part), 1968:prior code§ 91690)). 84-442008 Site plan and elevation—
Rezoning to Cl�-1 district.
i
i
Chapter 84-44 Article 84-4422.Land Use and - ariance Permits
84442202 . Land use and - variance permit-
0-1 LIMITED OFFICE DISTRICT Granting.
4 Sections: Article 84-44.2. General
Article 84-44.2.General
84-44.202 General provisions. 84-44.202 General provisions.
All land within an 0-1 limited office district may be
Article 84-44.4.Uses used for any of the following uses, under the following
84-44.402 Use—Permitted. regulations set forth in this chapter. (Ord. 1883: prior
84-44.404 Use—Requiring land use permit code§ 8157.5 (part)).
Article 84-44A.Uses
Article 84-44.6.Lots
84-44.602 Lot—Area 84-44.402 Use—Permitted,
84-44.604 Lot—Width. The following uses are permitted provided that no
84-44.606 Lot—Depth. merchandise is stored,handled,displayed or sold on the
84-44.608 Lot—Coverage. premises:
(1) Professional offices such as those pertaining to,
Article 8444.8.Building Height . but not. limited to, the practice of law, architecture,
84-44.802 Building height—Maximum dentistry,medicine, engineering and accounting;
! (2) Administrative,executive and editorial offices;
Article 84-44.10.Yards (3) Business offices for insurance, real estate and
84-44.1002 Yard--Side. investment brokers or representatives. (Ords. 76-75 §4
84-44.1004 Yard—Setback. (part), 1883:prior code§ 8157.5(a)).
84-44.1006 Yard—Rear.
84-44.404 Use—Requiring land use permit
Article 84-44.12.Off-Street Parking In the 0-1,.district the following uses are permitted
84-44.1202 Off-street parking-Space upon the issuance of a land use permit:
requirements.. . (1) Hospitals, eleemosynary and philanthropic
institutions,convalescent homes,and boarding homes;
Article 84-44.14.Building Size (2) Churches, religious institutions, and parochial
84-44.1402 Building size—Gross floor area. and private schools,including nursery schools;
(3) Community buildings,clubs,and activities of a
Article 84-44.16. Open Area quasi-public, social, fraternal or recreational character,
84-44.1602 Open area-General provisions. such as golf, tennis and swimming clubs; veterans' and
fraternal organizations not organized for monetary profit;
Article 84-44.18.Signs (4) Publicly owned buildings and structures,except
84-44.1802 Sign—Restrictions. as provided in Division 82;
(5) Studios and galleries for arts and crafts, music
Article 84-44.20.Site Plan and Elevations . and dance,and photography-
84-44.2002 Site plan and elevation-kale (6) Commercial radio and television receiving and
drawing. transmitting facilities; broadcasting studios or business
84-44.2004 Site plan and elevation—Review offices; home cablevision facilities, including repair
and approval of application. shops, storage areas, and equipment parking space
necessary for operation and maintenance of the system;
469:
Zo^ESFOR $YRO�
A1Rp6R
'C
Ai (�r L Dennis Wt. Barry, AICP
p Contra Community Development Director
Land Use
Costa
Commission
County
ch,Community Development Department
County Administration Building
651 Pine Street [ '�
4th Floor,North Wing �gi
adWA
Martinez,California 94553-0095 ;.
Phone:
i (925) 335-1229
April 13, 2006
Contra Costa County Public Works, Airport Division'
550 Sally Ride Drive
Concord, CA. 94520
I
RE: The Byron Airport Land Use Compatibility Plan Safety Zones and the Proposed
Rezoning County File RZO53.163
Dear Beth Lee:
In May of 2005 the Airport Land Use Commission amended the Byron AirportSafety Zones
within the Airport Land Use Compatibility Plan for consistency with amended State Laws.
The attached maps and language was added as supplemental information to show and indicate
the safety zones that encompass the proposed development areas of aviation and aviation related
uses on airport property.
The Safety zones within the Airport Land Use Compatibility Plan provide additional limitations
for residential and nonresidential development in which the Airport Division must demonstrate
consistency with the Byron Land Use Compatibility Plan. It has been determined that the uses as
specified under County File RZ053163 are consistent,with the development criteria specified
I under zones A and B1.
The proposed aviation and aviation related areas are within safety zone B1 and the airport
runway is located within safety zone A. (Attached is the updated Byron Safety Zone Map and
amended text approved by the Airport Commission).
Office Hours Monday - Friday: 8:00 a.m.- 5:00 p.m.
Office is closed the 1 st, 3rd & 5th Fridays of each month
I
i
r
If you have any questions regarding this matter,please call me directly at 925-335-1229.
Sincerely,
Las hun C. Cross
ALUC planner
cc: ALUC Commissioners
Airport Mgr. —Keith Freitas
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Proposed Amendment to Chapter 4 (Byron Airport Policies)
(EDITOR'S NOTE: Prior additions shown in rezuiar underiine and.new additions
shown in bold underline, deleted on ina) text shown in reau)ar r'--�a )
5 6.3. Compatibility ZORE`S� Criteria for Zones 'B1and 'B3'.
6.3.1 . Residential Development
—Ne4s-esideRtia!eleyek)pm rnt.,inG164Rg aRn ' IG!,: Split
' pPUFPeSE 9f.Gf. f=mrdeRt4 .1 eISPFR ` iS PF9hibitar aX1-Zpt. tra
as} bn bpk!.: n aR let 94 rr�rn'
-- i�r3-I-9--c'�Mo�2{�-I-F}��ri,.�'' �axi_�� }{�� �Q. �i.�-r-
10 (a) Residential deveiooment in Zone Bl shall be limited to an
averaae density of no more than 0.05 dwelling units oe r cross
acre (that is, the average lot size shall-be-at least 20 acres).
(b) Individual lots in Zone B1 may vary in size. However, th e
minimum size for and new residential lot in Zone B1 shall be at
15 least 10 acres.
(c) Residential development in Zone E3 shall be limited to an
averaae density of no more than 0.2 dwelling units per cross
acre (that is, the averaae lot size shall be at Feast 5 acres);
dwelling units, structures 'taller than six (6) feet above around
20 level, and concrete/masonry walls shall be prohibited from the
swath of land specified below in sub—section (D.
(d) individual lots in Zone E3 rnav vane in size. However, t'n e
minimum size for anv new residential iot in Zone E3 sh all be a,
least 2.5 acres.
25 (e) {la`y Buildings 9R exists-1Ej`� ar F
centerline and shall be limited to a maximum of two stories in
height.
(f) In order to aid the safe departure or emergency landing of an
aircraft departing runway 23 of the Byron Airport in a left-turn
pattern under emergency flight procedures, the local
jurisdiction having land use authority over Zone 63 shall define
a swath of land within Zone 63 of not more that sixteen (16)
acres that is to be free of the following: dwelling units,
structures taller than six (6) feet above ground level, and
10 concrete/masonry walls. The swath's boundary shall be
delineated by the County Director of Airports based on a left-
turn pattern for emergency flight procedures. The local
jurisdiction having land use authority over Zone 63 shall I assure
implementation of these policies for defining the swath and
15 limiting development therein before approving any subdivision,
granting any entitlement, development or otherwise, or issuing
a building permit therein.
6.3.2. Nonresident,al Development
20 (a) Except as indicated in Byron Airport Policy 6.9.1 , nonresidential
uses within Compatibi/ityZones 91 and,63 shall be limited to:
(1 ) An average intensity of no more than 25 peopie per gross
acre on the site at any time.
(2) A maximum intensity on any single acre (measured as a
square) of no more than 30 people at any time.
Proposed Amendments to Cnaplers = and 4.
C011llll'YVLUC all Ci BV7"07; .qli"D0I' U011Gles PaL, 2 o, 1
i
I (3) in no case shall a proposed development be designed to
I
accommodate more than the average number of people per
acre indicated in ParagrIaph (1 ) above times the Bros s
II acreage of the project site. A project site may includ e
multiple parcels.
i (b) Multi-story retail uses, fast-food establishments, large
shopping centers (500,000 or more square feet), theaters,
motels, and similar uses typicaliy do not comply with the above
intensity criteria, but are acceptable if the usage is limited
10 through building design, use permit, and/or other
mechanisms.
(c) Buildings shall be located as far as practical from the extended
Ij
runway centerline and shall be limited to a maximum of two
stories in height.
15
6.3.3, Uses Specifically Prohibited—1 The following uses are prohibited
�I regardless of their usage intensity:
(a) Children's schools and day care centers.
(b) Hospitais .and nursing homes.
20 (c) Aboveground bulk storage, of hazardous materials with the
ii exception of:
(1) On-airport storage or' aviation fuel and other aviation-
related flammable materials.
(2) Up to 2,000 gallons of inonaviation flammable materials.
25 ii (d) Highly noise-sensitive usTs (for example, outdoor theaters).
P7'0DOsed Amendments to Chapters 2 and q,
I� COLI Z.VWId_- and B.vrat AilPOrt Policies Page ; of 15
I� �
6.3.4. Height Limitations - Unless a specific exemption is granted (see
Countywide Policy 4.3.2.), the height of objects within
Compatibility Zones B1 and B3 shall be limited in accordance with
the Byron Airport Airspace Protection Surfaces drawing (Figure 4k.
5 (a) Generally, there is no concern with regard to any object up to
35 feet tall.
(b) ALUC review is required for any proposed object taller than 35
feat,
10 6.3.5. Other Development Conditions — Proposed development within
Compatibility Zones 81 and B3 shall meet the following additional
conditions:
(a) Open land characteristics as described in Byron Airport Policy
6.9.4 shall be provided on at least 30% of the land with i n
15 Compatibility Zones B 1 and 83.
(b) Dedication of an avigation easement to Contra Costa County
shall be required as a condition for approval of any
development in t*5 zones BI and B3. See Countywide Policy
4.3.3.
20
6.4. Compatibility Z- aRe '92' Criteria for Zones 'B2' and 'B4'
6.4.1 . Residential Development
(a) Residential development in Zone B2 shall be limited to an
25 average density of no more than 0.1 dwelling units per gross
acre (that is, the average lot size shall be at least 10 acres).
F7'Ovosed Amemiments to Chapters and 4,
COUM.1 VIOL C171Ci BVI'OI ,4il-1707'i IT 0LICI s I ao` 4 of 1
I
' Byron Airport Policies /Chapter 4
6.1.3. Countywide Compatibility Criteria —.In addition to the compatibility criteria spe-
cificaliv for Byron Airport as set forth in this chapter, the countywide policies listed
l� in Chapter 2 shall also be applied to the review of land use development propos-
als in the airport vicinity. In'particular, reference is made to the following:
I
(a) Policies pertaining to the review of general pians (Countywide Policy 2.4.3);
i
(b) Consideration for specialconditions (.Countywide Policv 2.4.4); and
(c) Supplemental compatibility criteria (Countywide Policies, Section 4).
I �
I.
6.2. Compatibiiity Zone `A' Criteria
�. 6.2.1. Residential Development.
I
I
(a) No new dwellings are permitted.
I
6.2.2. Nonresidential Development
(a) No new structures are permitted other than aeronautical facilities the location
of which is set by FAA Criteria.
(b) Outdoor activities shall be limited to a maximum of 10 people per gross acre.
t.
6.2.3. Uses Specifically Prohibited-The following uses are specifically prohibited:
(a) Storage of fuel and other hazardous materials. .
I
6.2.4. Height Limitations — Unless a specific exemption is granted (see Countywide Pol-
icy 4.3.2.), the height of objects within Compatibility Zone A shall be limited in ac-
cordance with the Bvron Airport Airspace Protection Surfaces drawing (Figure 4A).
In most of Zone A, the allowabie height is less than 35 feet and, in some locations,
is zero. Implementation of these limitations on property not controlled by the air-
port may necessitate airport acquisition of fee title or easements on the affected
property.
6:2.3. .Other Development Conditions — Proposed development within Compatibility
Zone A shall meet the following additional conditions:
.k
(a) Any future nonaviation development or, use of property within Compatibility
Zone A shall meet the criteria for open Land as described in Byron Airport Pol-
Y P '
icv 6.9.4.
11
(b) Dedication of an avigation easement to Contra Costa County shall be required
as a condition for approval of any development in this zone. See Countywide
Policy 4.3.3.
E.
4-2 Contra Costa County Airport Land Use Compatibility Plan(December 2000)..
I
I
I
California Environmental Quality Act
(CEQA)
Initial Study
And
Correspondences.
i
is
�4 6 o aC�4``E OF\�1HC
STATE 'OF CALIFORNIA o
Governor's Office of Planning and Research ��
�LIVO ..
. A�r,E OFCALIF��*•
State Clearinghouse and Planning Unit
Arnold Sean Walsh
j Director
Schwarzenegger
Governor
April,5,2006
i
Lashun Cross.
Contra Costa County
651 Pine Street
2nd Floor,North Wing
Martinez, CA 94553
Subject: Byron Airport Rezoning Proposal
SCH#: 2006032021
Dear Lashun Cross:
The State Clearinghouse submitted the above named Negative Declaration to selected state agencies for
review. The review period closed on April 3, 2006, and no state agencies submitted comments by that date.
This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft
environmental documents,pursuant to the California Environmental Quality Act.
Please call the State Clearinghouse at(9 16)445-0613 if you have any questions regarding the
environmental review process. If you have a question about the above-named project,please refer to the
ten-digit State Clearinghouse number when contacting this.office.
Sincerely,
Terry Roberts
Director, State Clearinghouse
1400 TENTH STREET P.O.BOY. 3044 SACRAMENTO,CALIFORNIA 95612-3044
TEL(916)445-0613 FAX(916)323-3018 www.opr.ca.gm
Document Details Report
State Clearinghouse Data Base '
SCH# 2006032021
Project Title Byron Airport Rezoning Proposal
Lead Agency Contra Costa County
Type Neg Negative Declaration
Description The project proposed to rezone (A-2,A-3&A-4)Agricultural Districts to (P-1)Planned Unit
Development for approximately 1,307 acres presently referred to as the Byron Airport. This rezoning
will allow for additional permitted uses such as aircraft sales, aircraft maintenance, flight schools and
corporate hangers.
Lead Agency Contact
Name Lashun Cross
Agency Contra Costa County
Phone (925)335-1229 Fax
email
Address 651 Pine Street
2nd Floor, North Wing
City Martinez State CA Zip 94553
Project Location
County Contra Costa
City Byron
Region
Cross Streets Holey Road and Armstrong Road
Parcel No. . 001-011-013, 037
Township 2N Range 3E Section 4 Base
Proximity to:
Highways Byron Hwy.
Airports Byron Airfield
Railways
Waterways Clifton Court Forebay
Schools
Land Use Airport Operations/A-2,A-3&A-4 Agricultural Districts/(PS) Public.Semi-Public& (OS) Open Space
Project Issues AestheticNisual; Growth Inducing; Landuse
Reviewing Resources Agency; Regional Water Quality Control Bd., Region 5 (Sacramento); Regional Water
Agencies Quality Control Board, Region 2; Department of Parks and Recreation; Native American Heritage
Commission;.Department of Fish and Game, Region 3; California Highway Patrol; Caltrans, District 4;
Caltrans, Division of Aeronautics; Delta Protection Commission; San Francisco Bay Conservation and
Development Commission; Air Resources Board,Airport Projects; State Lands Commission
Date Received 03/03/2006 Start of Review 03/03/2006 End of Review 04/03/2006
Note: Blanks in data fields result from insufficient information provided by lead agency.
FAX COVER SHEET
�c$ co
CONTRA COSTA COUNTY FIRE PROTECTION DISTRICT
ADMINISTRATIVE OFFICES
2010 Geary Road
. Pleasant Hill, CA 94523-4694
:�G► F��� (925) 941-3300
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Number of Pages including Cover Sheet:
TO: CCC — CID.
ATTN:
FAX
FROM: ►a r� �-1!�fz DAC-��
TEL #: ��Z� 9 41 32�4(p
SUBJECT: VS
DATE:
COMMENTS: iq a-:�COPY ( P--� /-1 f4( 6—
FAX Nos..
(925) 941-3309 Administration/Fire Prevention
(925) 941-3319 Fire Chief/Personnel Officer
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Contra Costa County Fire Protection District
ry
Fire Chief
KEITH RICHTER
April 3, 2006
Ms Lashun Cross
Contra Costa County
Community Development Department
651 Pine Street
4th Floor, North Wing
Martinez, CA 94553-0095
Subject: #RZ053163
Byron Airport— New Hanger Buildings
CCCFPD Project.No. 106944
Dear Ms. Cross:
We have reviewed the development plan application to establish Corporate and
Executive Aviation T-Hangers at the subject location. This project is regulated by
codes, regulations, and ordinances administered by this Fire District. If approved by
your office, the following shall be included as conditions of approval:
1. Approved access roads and hydrants shall be installed, in service, and inspected
by -the .Fire District prior to construction or combustible storage on. site. At
.minimum, curb and gutters with up to the last lift of asphalt concrete paving. or
concrete shall be installed as the minimum sub-base material and capable of
supporting the designated gross vehicle weight specified below, prior to
construction or storage of combustibles on site. Call (925) 941-3323 to schedule
an inspection, minimum two working days advanced notice is required. (8704.1)
CFC
2. Provide access roadways with all-weather driving surfaces of not less than 20
feet unobstructed width, and not less than 13 feet 6 inches of vertical clearance,
to within 150 feet of travel distance to all portions of the exterior walls of every
building. Access roads shall not exceed 16% grade, shall have a minimum
outside turning radius of 45 feet and an inside turning radius of 25 feet, and must
be capable of supporting the imposed loads of fire apparatus, i.e., 37 tons.
(902.2) CFC, 22500.1 CVC
2010 Geary Road•Pleasant Hill,Calltomia 94523.4619•Telephone(925)941-3300•Fax(925)941.3309
East County -Telephone(925)757-1303 - Fax(925)941-3329 West County Telephone(510) 374-7070
www.cccfpd.oro
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CCCFPD Project No. 106944 -2-
April 3, 2006
Notes: Access roads of less than 28 feet unobstructed width shall have "NO
PARKING — FIRE LANE" signs posted and curbs painted red with the
words "NO PARKING— FIRE LANE"clearly marked.
Access roads of 28 feet or greater but less than 36 feet unobstructed
width shall have "NO PARKING- FIRE LANE" signs posted, allowing
for parking on one side only, and curbs painted red with.the words "NO
PARKING-FIRE LANE" clearly marked.
Access roads 36 feet or.greater.of unobstructed width allow for parking
on both sides.
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3. Dead-end Fire District access roads in excess of 150 feet long shall be provided
with approved provisions for the turning around of Fire District apparatus. Fire
District turnarounds shall not exceed 8% grade, shall have a minimum outside
turning radius of 45 feet and an inside turning radius of 25 feet, and must be
capable of supporting the imposed loads of fire apparatus, i.e., 37 tons. The
project as. proposed shall require the installation of an approved Fire District
turnaround. See "Fire District Access. and Water Supply Requirements" for
approved designs. Fire District turnarounds shall not be obstructed in .any
manner. (902.2.2.4) CFC
4. Access gates for Fire District apparatus shall be a minimum of 20 feet wide.
Electrically operated gates shall be. equipped with a Knox Company key-operated
switch. Manually operated gates shall be equipped with a non-casehardened
lock or approved Fire District lock. Access gates shall swing inward and be
setback from public right-of-way by minimum 30 feet. Contact the Fire District for
information on ordering the key-operated switch, (902.2.4) CFC.
5. Approved premises identification shall be provided. Such numbers shall contrast
with their background and be a minimum of 4" with '/" stroke or larger as
.required to be readily visible from the street. (901'.4.4) CFC
6. The developer shall provide traffic signal pre-emption systems (Opticorn) on any
new or modified traffic signals installed with this development. (21351) CVC
7. The developer shall provide fire hydrants of the East Bay type. Hydrant locations
will be determined by this office upon submittal 'of three. (3) copies of complete
utility plans. (903.4.2) CFC
Note: Hydrants shall be spaced a maximum of 300 feet on center such that
every property frontage is within 150 feet from a hydrant. Hydrants located within
v v G.vvv lvi0 rAA X40 Z5JV JJyG l.V'.\1itH 'vV�1H I'1ICI'. 19.'UUz!lll:�
CCCFPD Project No. 106944 -3- April 3, 2006
the bulb of a Cul-De-Sac or in the last 100 feet of a dead end road shall be
determined inaccessible for Fire District use.
8. The developer shall provide an adequate and reliable water supply for fire
protection as set forth in the California Fire Code. (903.1) CFC
9. The developer shall submit.three (3) copies of site improvement plans indicating
all utilities and fire apparatus access roadways, turnaround and turnout areas for
review and approval prior to construction. (902.2.2.1) CFC
Note: This submittal shall be used to locate the above required hydrants.
10. The developer shall submit a 300' scale map of the project for Fire District
mapping purposes. Map shall indicate all proposed parcels and if previously
assigned the corresponding addresses for each parcel. .
11. The developer shall submit a computer-aided design (CAD) digital.file copy of the
subject project to the. Fire District upon final approval.of. the site improvement
plans or subdivision map. CAD file shall be saved in an AutoCAD® 2002 file
format or DXF file format. Contact this office for current acceptable AutoCAD@
version. (105.3) CFC
12. The building(s) as proposed shall be protected with an approved automatic fire
sprinkler system complying with the 1999 edition of NFPA 13. Submit three (3)
sets of plans to this office for review and approval prior to installation. (1003.1)
CFC, Contra Costa County.General Plan
13. The developer shall provide roof coverings with a minimum Class A rating.
Untreated wood shake or shingles are not allowed. (1503) T-24, CCR
14. The developer shall submit three (3) complete sets of the following plans and
specifications to the Fire District for review and approval prior to construction to
insure compliance with minimum requirements related to fire and life safety.
(106.3.2) CBC, (103.3:2.4) CFC
a. private underground fire service water mains
b, building construction plans
c. fire sprinklers/suppression systems
Our preliminary review comments shall not to be construed to encompass the
complete project. Additional plans and specifications may be required . after
further review.
U'* Ulf uuo 1n:46 YA_1 szo s3u Dosz ::UN'1'KA UUS'VA FIRE to 005/006
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CCCFPD Project No. 106944 -2- April 3, 2006
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15. I All hangers shall be required to meet all requirements of the 2001 California Fire
Code and NFPA 409 Standards.
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16. I Submit plans to; Contra Costa County Fire Protection District
2010 Geary Road
Pleasant Hill, CA 94523
To schedule field inspections and tests, call 925-941-3323.
It isj required that a copy of the conditions of approval for the subject project be
forwarded to this office when compiled by your office.
If you have any questions regarding this matter, please contact this office.
Sincerel
1 '
Ian Hardage
Fire jPrevention Technician
IH
File: 106944.ltr
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kNILLIArs, B. WALKER, M.D. ��ai ;<' _ HAZARDOUS MAT'ERLALS PROGP kMS
c I P'lE4tTY SEP.V!C=i DIeE_TCF. 4=33 Facne�c Boulevard
RAND.4LL L. SAWYER Mamnez!ahforrtia
GIFECTCF
C 0 TURA COSTA 955=-2229
% Ph.(9251 04o-228E
Fax 19251 646-2O%D
HEALT HE1��/.I1� ES
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March 3, 2006
Lashun Cross
Community Development Department
Contra Costa.County
651 Pine Street
North Wing, 4th Floor
Martinez, CA 94553
Dear Lashun Cross:
SUBJECT:000NTY FILE #RZ053163
Thank you for the opportunity to comment on the Proposed Negative Declaration
for rezoning the Byron Airport property. The airport' is subject to hazardous
materials programs including the Hazardous Materials Business Plan, Hazardous
Waste Generator, and Above. Ground Storage Tank Programs. Any tenant
conducting airport' maintenance or fuel storage may be required to apply for a
Certified.Unified Program Agency operating permit.
Please contact me if you have any questions.
Sincer9jy,—,
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Randall L. Sawyer
Hazardous Materials Programs Director
CC' Sue Loyd
Contra Costa Alconol and Other Drum Services Contra Costa Emeraencv Medical Services • Contra Costa Environmentai Health • Contra Costa Health Plan
yam" `ontra Costa hazaraous Materials Programs •Contra Costa Mertal�ealtn • Contra Costa Puoilc Health • Contra Costa kealonal Medical Center • Contra Costa Health Center:
.. v:Y
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l� MUNICIPAL UTILITY DISTRICT
March 22 1-006 4
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Lashun Cross, Senior Planner
Community Development Department
Contra Costa County
631 Pine Street, North Wing, 4th Floor
Martinez, CA 94333
Re': Intent to Adopt a Proposed Negative Declaration — Byron Airport Planned Unit
District Rezoning (RZ# 0033163)
Dear Ms. Cross:
East Bay Municipal Utility District (EBMUD) appreciates the opportunity to comment on
the Negative Declaration for the Byron Airport Planned Uniti District Rezoning located in
East Contra Costa County. The property is located outside EBMUD's Ultimate Service
Boundary and does not affect any EBMUD facility; therefore, EBMUD has no cornments
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regarding environmental issues for this project.
If you have any questions concerning this response, please contact David J. Rehnstrom,
Senior Civil Engineer; Water Service Planning at (310) 287-1363.
Sincerely. .
William R. Kirkpatrick
Manager of Water Distribution Planning
WRK:JAJ:sb
sb06_O81.doe
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cc: Keith Freitas. Director of Airports
Contra Costs County Public Works Department
Airport Division
330 Sally Ride Drive
Concord, CA 94320
375 ELEVENTF,STREET. OAKLAND . CA 94607-4240 . TOLL FP.EE 1-866-40-EBMUD
ICP
lDennis Barry.�ommIIuniContra Community Development Director
Development COSH
Department COU I ty
Countv Administration Building
Ecnt. ...
651 Pine Street
4th Floor, North Wing ��'"•`°. ' �' =-
Martinez California 94553-0095
II •rAc'
�9.,.
Phone" �- •-� �<
(925) 335-1210 °S =_--=
���„!N� DATE: Febnzan-28, 2006
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�I NOTICE OF PUBLIC REVIEW AND INTENT TO ADOPT A PROPOSED
NEGATIVE DECLARATION
II
County File #RZ05310
11
Pursuant to the State of California Public Resources Code and the"Guidelines for Implementation of
the;ICalifornia Environmental Quality Act of 1970" as amended to date,this is to advise you that the
Community Development Department of Contra Costa County has prepared an initial study on the
following project:
Rezoning#RZ053163: This is a county initiated proposal to change the existing zoning designations
from A-2 (General Agriculture), A-3 (Heavy Agriculture) and A-4 (Agriculture Preserve) to P-1
(Planned Unit Development) to allow aviation and aviation related uses for T-hangars including
corporate and executive hangars, flight schools, skvdiving, aircraft sales and aircraft maintenance.
The subject site is a 1,307 acre parcel already in use al' a general aviation airport located north of the
Alameda County line, south of the Town of Byron, and (Zoning: A=2, A-3, A-4) (Census Tract:
301110.00) (Assessor Parcel Numbers: 001-011-013, 037, and 033) (Southwest corner of Section 4,
Township -2 North, Range 3 East).
The�proposed development will not result in any sib Iif cant impacts.
A copy of the negative declaration and all documents referenced in the negative declaration may be
reviewed in the offices of the Community Development Department. and Application and Permit
Center at the McBrien Administration Building, Nbrth Wing, Second Floor; 651 Pine Street,
Martinez, during normal business hours.
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Public Comment Period -'The period for acceptin-comments on the adequacy of the environmental
documents extends to 5:00 P.M., March 30, 2006. Any comments should be in writing and
submitted to the following address:
II I I F ,l i _--..._,
Name: Lashun Cross L
II Community Development Department
Contra Costa County I E
II 651 Pine Street, North Wing; 4th Floor i rs $ 2000
Martinez, CA 94553 I
C O Rr1r I
BY '1,i'u ='- T1.
U f
Office Hours Monday - Friday: 6:00 a.m. - 5:00 p.m.
Office is closed the 1 st, 3rd & 5th IFridays of each month
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It is anticipated that the proposed Negative Declaration will be considered for adoption at a meeting
of the East County Regional Planning Commission on April 10, 2006 at 7 P.M. The hearing is
anticipated to be held at the McBrien Administration Building,Room 107,Pine and Escobar Streets,
Martinez. It is expected that the East County Regional Planning Commission will also conduct a
hearing on the application at that same meeting.
Lashun Cross
Senior Planner
cc: County Clerk's Office (2 copies)
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Environmental Checklist Form
l: Project Title: Bvron Airport Planned Unit District Rezoning
C'I unty File (RZr 05'163)
2 Lead Agency Name and Address: Contra Costa County
4 C�mmunity Development Department
651 Pine Street, North Vying—2nd Floor
Martinez, CA 9453
3. Contact Person and Phone Number: Laihun Cross, ALUC Planner (925) 33--1229
4.II Project Location: The project is located in the southeastern corner of
East Contra Costa County within the community
of Byron.
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�.. Project Sponsor's Name/Address: Contra Costa County Public Works Department
Aiiport Division
Keith Freitas, Director of Airports
550 Sally Ride Drive
Concord, CA 94520
I 6. General Plan Designation: Public/Semi-Public and Open Space
7. Existing Zoning: General Agriculture (A-2),
Hea
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vy Agri culture,(A-3), and
Agricultural Preserve (A-4)
S. II Description of Project: Project Objective: The proposed project involves
rezoning the approximately 1,307-acre Byron
Airport to Planned Unit District (P-1) with A-2
standards, .allowing the permitted uses as
designated in the General Agricultural District(A-
�I 2) in addition to aviation, flight schools,
skydiving, aircraft T-hangars including corporate
and executive, aircraft sales, and aircraft
maintenance. The P-1 restricts uses in the portion
II of the property designated as Open Space to
comply with the (A-2) General Agricultural
II District and the Habitat Conservation Plan. No
development is proposed for this portion of the
ji Byron Airport property.
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G: Drive Byron Airport RezonincjTieeDec.doc
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9. Surrounding. Land Uses and Setting: Land surroundinathe project area consists of
undeveloped and agricultural uses as well as
residences and businesses in the community of
Bvron, which is located approximately three miles
south of the town of Byron and?.5 miles north of
the Alameda County line.
10. Other public agencies whose approval Federal Aviation Administration (F.AA)
is required (e.g., permits, financing Building Inspection Department
approval, or participation a--reement): Public Works Department, Airport Division
ENVIRONMENTAL FACTORS POTENTIALLY" AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
Land Use. and _ Transportation/ _ Public Services .
Planning Circulation _ Utilities & Service
Population&Housing Biological Resources Systems
Geological Problems _ Energy & Mineral _ Aesthetics
_ Water Resources _ Cultural Resources
Air Quality _ Hazards _ Recreation
Mandatory Findin�c7s _ Noise _ No Significant
of Significance Impacts Identified
G.Lirivc:Byron Airport kezonine/NeeDec.doc
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DETERMINATIONT
On the basis of this initial evaluation:
IK I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
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I find that although the proposed project could have a significant effect on the environment.
there will not be a significant effect in this case because the mitigation measures described on
an attached sheet have been added to the project. A MITIGATED NEGATIVE
I� DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is.required.
_ I find that the proposed project MAY have a significant effect(s)on the environment,but at
II least one effect (1) has been adequately Inalyzed in an earlier document pursuant to
applicable legal standards,and (2) has been addressed by mitigation measures based on the
I� earlier analysis as described on attached sheets, if the effect is a "potentially significant
impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT
REPORT is required, but it must analyze only the effects that remain to be addressed.
_II I find that although the proposed project could have a significant effect on the environment.
there WILL NOT be a significant effect in this case because all potentially significant effects
I� (a)have been analyzed adequately in an earli�r EIR pursuant to applicable standards and(b)
have been avoided or mitigated pursuant to that earlier EIR,including revisions or miti nation
measures that are imposed upon the proposed project.
Prepared Bv:
,
Signature (Date
Lashun Cross. Senior Planner CCC Communitv Development Department
Printed Name
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G:Drive:Byron Airport Rezoning/NegDec.doc
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PROJECT DESCRIPTION
This is a County-initiated proposal to rezone the Byron Airport property, in the southeasterly_ corner
of Contra Costa County near the town of Byron. The proposal includes approximately 1,307 acres of
land designated for Public/Semi-Public and Open Space in the Contra Costa County General Plan
and General Agriculture (A-?), Heavy Agriculture (A-3) and A-ricultural Preserve (A-4) in the
County Zoning Ordinance. The proposal is also consistent with the Airport Land Use Compatibility
Plan and the Byron Airport Master Plan.
The proposal would rezone the Byron Airport property from their current agricultural (A-?,A-3,and
A-4) zoning designations to a Planned Unit District (P-1). The Byron airport would continue to be
iuided by the existing standards under the A-2 District but add the following uses that may be
allowed without the filing of a land use permit. The proposed rezoning identifies allowable uses as
follows:
• Aviation and Aviation Related Uses are Permitted(P)Uses.. Permitted would
apply to aviation and aviation related aircraft T-hangars including executive and
corporate, flight schools, aircraft sales,skydiving, and aircraft maintenance with
no additional discretionary permits necessary.However,the structures would be
subject to the standards and regulations of.the Building Inspection Department.
The permitted activities proposed for the Byron Airport are defined as follows:
Hangars
T-hangars are structures that take the form of a T and are used for housing smaller type
aircraft with limited storage space around the planes. These hangars are either built or
owned by a master tenant who has a lease with the County and subsequently subleases
space to others, or they can be.individually owned with an agreement with the County_ .
T-hangars also can be County owned and leased via rental agreement to a tenant.
Corporate and Executive hangars have a ranee of sizes such as 3�X5U.50XSU. 100}:10(1
and at times larger. The corporate and executive hangars are used to accommodate larger
and more expensive aircraft.These planes are usually corporate owned and may include
business offices on site that are subordinate to the hangars.
Flight Schools and Skydiving
Flight Schools and Skydiving are a form of recreational activity in which aircraft is
utilized for providing lessons. This type of recreational flying is operated by private
businesses with certified flight instructors and includes the operation of non
commercialized passengers. These types of activities must be FAA approved.
Aircraft Maintenance
Aircraft Maintenance and Sales are usually performed by a specialty aviation business.
G:Drive:Byron Airport Rczoning(NegDcc.do:
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Airport maintenance includes repair and service of aircraft n-i es and parts to
maintain eeneral aircraft. Other basic services may include a paint shop, radio and
propeller repairs,aircraft cleaning, I etailing and miscellaneous aviation equipment and
services. Aircraft sales may also be allowed.
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The permitted activities do not include Fixed Base Operators;aircraft fueling,and office
�I uses.
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The rezoning action will be consistent with the existing.Airport Land Use Compatibility Plan,Contra
Costa County General Plan and the Bryon Airport Master Plan. Future development within the
Byron Airport area will be subject to the California Environmental Quality Act (CEQA) as
development proposals are submitted.
SOURCES
it
In the process of preparing the Checklist and conducting the evaluation, the following references
(which are available for review at the Contra Costa County Community Development Department,
651 Pine Street 5th Floor-North Wing, Martinez) were consulted:
1. II Contra Costa Resource Mapping System - Quad Sheet Panels for Byron Hot Springs and
Clifton Court Quadrangles, CA
?. The County General Plan 2005-2020
3. Contra Costa County Important Farmland Map 2000,California Department of Conservation
Division of Land Resources Protection,
4. Field reviews and/or Project Description
5. Soil Survey of Contra Costa County, Soil Conservation Service. 9/77
6. II Contra Costa County Flood Insurance Rate Zone Information Map (Panels 060025 0525 B
060025 0550 B)
7. State of California Hazardous Waste and Substances Sites List, April 1998
8. California Natural Diversity Data Base, Cali forma Department of Fish and Game, Januan,
II 2000, Byron Hot Springs Quadrangle
9. Special-Status A?Idlife Habitat Assessment, Bvron-Airport, Contra Costa Counn, Count_il,
Callfornla, Prepared by Biosearch Associates, May 21, 2004
10.l EIR.for the Proposed East Contra Costa Co�nty Airport, State Clearinghouse 1#85042304
11. Mitigated Negative Declaration for the Bvron Airport Master Plan, Prepared by Contra
Costa County, June 2005
12. Cultural Resources Reconnaissance Report prepared by Condor Country Consulting dated
II November 2005
13. ii The Contra Costa County Airport Land Use Compatibility Plan, dated December 13, 2000
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G:Drive:Byron Airport Rezoning/NeeDec.doc
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EVALUATION OF ENVIRONMENTAL IMPACTS:
Potential)
Significan!
Potentiallx• Unless Less than
Significant Mitigation Significant No
Imnact Incornoration Impact Imnact
I. AESTHETICS. Would the proposal:
a. Have a substantial adverse effect on a _ — x_
scenic vista? (Source #12,4)
b. Substantially damage scenic resources, _ _ _ x
including, but not limited to, trees,rock
outcroppings, and historic buildings within
a state scenic highway?(Source#1.2.4)
C. Substantially degrade the existing _ _ _ x
visual character or quality of the site and
its surroundings? (Source
d. Create a new source of substantial light _ _ x _
or glare which would adversely affect
day or nighttime views in the area?
Source#4.8)
SUMMARY: a-d) The Byron Airport rezoning will not have an impact on aesthetics. The.
establishment of hangars would alter the visual character of the site and possibly create a new
source of light and glare, however, this would be a less than significant impact as the
construction of hangars would be consistent with the existing hangars on site that are used for
aircraft parkin. The project is located in an area that has already been developed for airport
operations. The architectural style and scale of the proposed hangars would be compatible with
the general character of an airport use and would not degrade the quality of the site.
f'otentiallN
Significant
Potentialh• finless Less than
Significant Mitieation Significant No
Impact incorporation Impa-1 Impacl
E. AGRICULTURAL RESOURCES: In determining
whether impacts to agricultural resources are
significant environmental effects, lead agencies
may refer to the California Agricultural Land
Evaluation and Site Assessment Model (1997)
prepared by the California Dept. Of Conservation
as an optional model to use in assessing impacts
on agricultural and farmland. Would the project:
a. Convert Prime Farmland,Unique Farmland.
or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
G:Dnvc:Byron Airport Rezontng/NegDec.doc
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Potentially
I� Significant
PotentiaDy liniess. Less than
Significant mitmation Significant No
Impact Incorporation Impact Impact
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pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Ag�ncy,
to non-agricultural us.-?(Source#1-i)
II b. Conflict with existing zoning for
agricultural use, or a Williamson
Act contract?(Source#1.2)
C. involve other changes in the existing _
environment which, due to their location
or nature, could result in conversion of
II Farmland,to non-agricultural use? (Source#1.2.3,4)
SUMMARY:
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a) The Contra Costa County Important Farmland Map does not consider the subject property to be
Prime or Statewide Importance farmland, the site is considered to be urban grazing land.
b) �I No part of,the project site property.is under the Williamson Act contract. .
III,
c) . The Byron Airport isP designated for Public/Semi-Public and Open Space uses, with specific
goals and objectives related to a publicly owned and operated general aviation airport in the County
General Plan. The P-1 rezoning action will not encro�ch upon any farmland of importance and will
preclude development within the area designated as Open Space and Habitat Conservation Land.The
Open Space areas will comply with the A-2 (GenerallAgr'cultural) standards of County Zoning
Ordinance. The rezoning of the Byron Airport will have no impact on Agricultural Resources.
II
III. AIR QUALITY. Where available, the
significance criteria established by the
applicable air quality management or air
11
pollution control district may be relied upon
to make the following determinations.
Would the project:.
a. Conflict with or obstruct implementation _ _ _ X
of the applicable air quality plan?
(Source #2,4)
b. Violate any air quality standard or _ _ _ X
contribute to an existing or projected
II air quality violation?(Source#2.4)
C. Result in a cumulatively considerable
net increase of any criteria pollutant for
G:Drive:Bwon Airport ReaoninoegDec.doc
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Potentially
Smniticant
Potentially Uniess Less than
si-anificant Mitigation significant No
Imnac' incomoranon Impact Imnact
which the proiect region is non-attainment
under an applicable federal or state ambient
air quality standard (including releasing
emissions which exceed quantitative
thresholds for ozone precursors)?
(Source#2,4)
d. Expose sensitive receptors to substantial _ _ _ X
pollutant concentrations?(Source#2.4)
e. Create objectionable odors affecting a
substantial number of people?
(Source #2,4)
SUMMARY: a-d) Air quality is red*ulated through federal; state, and local ambient air quality
standards and emissions Iimits for individual sources of air pollutants. Federal and state air
quality standards have been established for six ambient air pollutants, primarily to protect human
health and welfare. The six criteria air pollutants for which federal and state ambient standards
have been established are ozone; carbon monoxide, nitrogen dioxide, sulfur dioxide, suspended
particulate matter and lead.
Pursuant to the federal Clean Air Act and the California Clean Air. air basins have been
classified as either "attainment" or '`non-attainment'' for each criteria air pollutant. The Bay Area
is considered to be "nonattainment" with respect to the state and national ozone standards and the
state PM-l0 standard. The BAAQMD has published guidelines which identify thresholds of
significance for determining if a development plan or project would be considered to have a
significant impact on air quality. This project is considered to be of less than significant impact
as the increase of gasoline powered aircraft use may increase and contribute slightly to the
decrease in air quality however, the project uses do not exceed the thresholds published by the
Bay Area Air Quality Management District. as mentioned above, the Bay Area is currently
designated as'a nonattainment area for the state.and national ozone standards and for state
particulate matter (PM-10) standard. The San Francisco Bay Area Ozone Attainment Plan and
the Bay Area Clean Air Plan have been prepared to address these issues.
e) The project may create a temporary or objectionable odor during the process of construction
for individual hangars and possibly aircraft maintenance on site, however, the level of impact is
minimal or temporary until the construction process is completed and will not impact a
substantial number of people. With respect to the construction phase of the project applicable.
BAAQMD (Bay Area Air Quality Management District) regulations would relate to portable
equipment (e.g. Gasoline or Diesel powered engines). The projects will include standards to
cover all trucks hauling loose material, sweep streets daily if visible soil material is carried onto
public streets, and apply water or non-toxic soil stabilizers on all parking areas and staging areas
G:Drive:Byron AitPort Rezoning/ive-Dec.doc
i
9 Potentially
Significant
Potentialh finless Less than
Significant Mitigation Significant No
IlImpact incomoration impact lmpae
i
forllconstruction. Implementation of these condition would further ensure project construction
remains a less than significant impact. No evidence or odors affecting a substantial number of
people is determined to occur as a result of the proposed project rezoning.. Gasoline associated
engines and aircraft are regulated by the FAA and/o;!Dept. of Transportation standards.
Future projects and uses will be evaluated for impacts to air quality at the time applications are
submitted and reviewed for aviation and those aviation uses specified as permitted. Aircraft
maintenance must comply with the Hazardous Materials Ordinance of the County Code.
The rezoning in itself will have no impact on Air Quality at the Byron Airport.
IV. BIOLOGICAL RESOURCES. Would the proje I,t:
a. Have a substantial adverse effect, either _ _ _ x
directly or through habitat modifications,
on any species identified as a candidate.
sensitive. or special status species in local
or regional plans,polices, or regulations,or
ij by the California Department of Fish and
Game or U.S. Fish and Wildlife Service?
(Source#1.2.4, 8)
b. Have a substantial adverse effect on any
riparian habitat or other sensitive natural
�.� community identified in local or regional
plans, policies, regulations or by the California
Department of Fish and Game or US Fish
and Wildlife Service?(Source #1.2;4 )
ll c.. Have a substantial adverse effect on
federally protected wetlands as defined
i� by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal
i� pool, coastal,etc.) through direct removal,
filling, hydrological interruption, or other.1
means?(Source#1,2,4)
�l d. Interfere substantially with the movement _ _ _ x
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery Sites?
(Source #1.2,4, 8)
�i e. Conflict with any Iocal policies or _ _ _ X_
ordinances protecting biological resources,,
such as tree preservation policy or ordinance?
&Drive:Bvron Airport Rezoning(NcgDec.doe
it
li.
�I �
10 Potentially
Significant
Potentialh- Uniess Less than
Significant Mideation Significant No
impact incomoration iTnpac; impact
(Source 2)
f. Conflict with the provisions of an _ _ _ X
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local;regional, or
state habitat conservation plan?
(Source#2)
SUMMARY: a-f) The rezoning of the Byron Airport itself will not impact any biological
resources. However; there have been a number of species that have been listed or proposed for
listing since the 1985 EIR was prepared for the first Master Plan and construction of the Byron
Airport.
In April 2004, the County hired Biosearch Associates to conduct a Habitat Assessment to
determine which sensitive species may occur within the project area. This Habitat Assessment
was used for the environmental analysis performed during the Byron Airport Master Plan update
project which was approved by the Board of Supervisors in June 2005.
The Habitat Assessment concluded that the Byron Airport Master Plan was not expected to
significantly impact any listed animal species based on a general lack of quality habitat as well as
the implementation of appropriate mitigation. Mitigation for any potential impacts associated
would be conducted through conservation measures outlined in the East Contra Costa County
Habitat Conservation Plan/Natural Communities Conservation Plan (HCP). The following
species are covered by the HCP: the San Joaquin kit fox, the California red-legged frog, the
vernal pool fairy shrimp, the California tiger salamander, the burrowing owl, the tri-colored
blackbird, the Golden eagle and the western pond turtle. Although covered by the HCP, potential
impacts to San Joaquin kit fox and vernal pool habitat (vernal pool fairy shrimp) were already
mitigated by preservation of the 814 acres of land preserved under a conservation easement. The
HCP authorizes the incidental take of federally listed species. The HCP is being prepared to
minimize and mitigate the take of listed species to the maximum extent possible while allowing
for reasonable development. The HCP reduces conflicts between listed species and economic
development activities, and provides a framework that encourages "creative partnerships"
between the public and private sectors and state, municipal, and federal agencies in the interests
of endangered and threatened species and habitat conservation. Any potential impacts to those
species which have been identified as special-status species, and are not covered by the HCP (the
northern harrier, and the California horned lark), shall be mitigated for in the Mitigation
Monitoring Program and as follows: planning and pre-construction surveys by a qualified
biologist during the breeding season (March-July) shall be required. If nests are identified,
construction shall be scheduled to begin after the young have fledged. Ferruginous hawks are a
wintering species and do not nest on the site; therefore no mitigation measures are required or
G:Dnve:Byron Attpon Rezoning/NegDec.doc
l l Potentially
Sienificam
Potennalh unless Less than
�I Sienifrcant Minution. Sienificant No
Impact Incomoration Impact Impac:
I
II
appropriate for the rezoning of the aimort from Agricultural Districts to Planned Unit
Development with A-2 standards.
The rezoning proposal will not change the diversity or number of any species or result in an
impact upon unique, rare or endangered species. All projects will be evaluated for impacts to
biological resources at the time applications are submitted and reviewed.
V. CULTURAL RESOURCES. Would the project:
a. Cause a substantial adverse change in the. _ _ _X,
I� significance of a historical resource as .
defined in §15064.5?(Source#1,4) . — —
�� b. Cause a substantial adverse change in the X
significance of an archaeological resource
I� pursuant to §15064.5?(Source#1,.4)
C. Directly or indirectly destroy a unique
�I paleontological resource or site or unique
geologic feature? (Source #1A)
d. Disturb any human remains, including _ _ 1
those interred outside of formal cemeteries?
(Source#1,4)
SUMMARY:
I!
a-d)I The proposed project uses will allow development of certain aviation related and permitted
useswithapproval from the Airport Division and Board of Supervisors. The primary impact to
cultural resources in the ground could occur as a result of construction related activities from
excavation and other ground disturbing activities. Ex•eavation into significant resources could
compromise the significance of an historic or archaeological site, disturb the integrity and
unearth human remains. However, Around disturbing activities associated with this project would
be confined to developed areas at the airport where ah, archaeological reconnaissance has
determined the area to be free of cultural materials, at�least as evidenced by good ground surface
visibility. A condition of approval will be included toi address development in the event
archaeological or paleontological resources are uncovered during construction.
The Ilarchival research has indicated that the site has a high possibility of encountering prehistoric
archaeological sites in the vicinity of the project.parcels. According to the Cultural Resources
Reconnaissance Report prepared by Condor Country Consulting no new resources were
j identified within the areas of anticipated development. Other resources were noted immediately
adjacent to the Airport's proposed development area,!within the Airport's Sensitive Habitat
G:Drive:Byron Airport Rezoning/NeeDec.doc
I�
1� F'o[entially
Significant
Potentially unless Less than
Signincan: Mitigation Significant No
lrnmct Incorporation Impact lmnac!
Management Area. Resources that were previously recorded were removed in 1990 during the
construction of Runway 12-30. Therefore, the impact is less than significant for those proposed
permitted aviation activities.
VI. GEOLOGY AND SOILS - Would the
Proj ect:
a. Expose people or structures to potential
substantial adverse effects, including the
risk of loss, injury, or death involving?
1..Rupture of a known earthquake fault, _ _ X
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map?
issued by the State Geologist for the
area or based on other substantial evidence
of a known fault? Refer to Division of Mines
and Geology Special Publication 421?
(Source
2. Strong seismic ground shaking?
Seismic-related ground failure, including _ _ X
liquefaction? (Source ?1.2.5)
4. Landslides? (Source #1,2,5)
b. Result in substantial soil erosion or the loss _ _ _X
of topsoil? (Source#1,5) w
C. Be located on a geologic unit or soil that is _ _ X
unstable, or that would become unstable as
a result of the project. and potentially result
in on-or off-site landslide, lateral spreading,
subsidence; liquefaction or collapse?
(Source#1.2,5)
d. Be located on expansive soil, as defined in _ _ X
Table 18-1-B of the uniform Building Code
(1994), creating substantial risks to life or
property? (Source#1,2)
e. Have soils incapable of adequately supporting _ _ _ X
the use of septic tanks or alternative waste
disposal systems where sewers are not available
for the disposal of waste water? (Source #nia )
SUMMARY: a) The project site is considered a less than significant impact as the site could
experience a range of ground shaking effects during an earthquake on one of the aforementioned Bay
G:Drive:Byron Airport RezontnaMegDec.doc
i
13 Potentially
Significant
Potentially Unless Less than
Significant Mineation Significant No
lmnac. lncomoration ]mnac, imnact
II
it
Area faults. Earthquakes and round shaking in the B ly Area are unavoidable and would be expected
to occur. The Safety Element of the General Plan maps a Thrust Fault within East Contra Costa
County that will not pose a risk of surface fault rupture but considered a potential seismic source.
II
b-c)With regard to liquefaction potential,the Safety Element of the General Plan designates the area
between "generally moderate to low" for the general area where the proposed uses will occur. The
siteliis located on relatively level topography and therefore the potential for landslides would be no
impact.
d)Any potential damage associated with grround shaking in an.earthquake would be dependent upon
the lldesign and construction type of the structures, the magnitude, and duration. Although some
structural damage is typically not avoidable,buildingcodesand construction ordinances have been
established. The site is not located on unstable expansive soils.
Building permits will need. to be obtained from the Building Inspection Department in which
compliance with UBC codes and regulations would apply. A determination of whether a gradinc,
permit would be necessary will be determined based upon the detailed construction plans submitted.
Thel rezoning will have no impact on Geology and Soils at the.Byron Airport
VE.1I HAZARDS AND HAZARDOUS MATERIALS-'
Would the project:
II
a. Create a significant hazard to the public
or the environment through the routine
transport. use, or disposal of hazardous
Ii materials? (Source#1,2.4,7)
D. Create a significant hazard to the public _ _ Y_ X
or the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment? (Source 11-1.2,4,7)
C. Emit hazardous emissions or handle _ _ _ X
hazardous or acutely hazardous materials,
substances; or waste within one-quarter mile
of an existing or proposed school?
(Source#1.2)
II d. Be located on a site which is included on Ia _ _ _ X
list of hazardous materials sites compiled
pursuant to Government Code Section 65862.5
and, as a result, would it create a significant
I� hazard to the public or the environment?
G:Drive:Byron Airport RezoningfNegDec.doc
II
II
ii
14 Potentialiv
Significant
Potentialh Unless Less than
Simiftcan. Mitiaatton Sianiftcam No
Impact Incomoration ImDac; impact
(Source #1,2,7)
e. For a project located within an airport land _ _ _ X
use plan or, where such a plan has not been
adopted, within two miles of a public aimort
or public use airport, would the project result in
a safety hazard for people residing or working in
the project area. (Source #2)
f. For a project within the vicinity of a private _ _ _X_
airstrip; would the project result in a safety
hazard for people residing or working in the
project area? (Source# 2)
g. Impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan?
(Source#1,2)
h. Expose people or structures to a significant _ _ X
risk of loss; injury or death involving wildland
fires, including where wildlands are adjacent
to urbanized areas or where residences are
intermixed with wildlands? (Source #1.2)
SUMMARY:
a-d) The rezoning of the airport wi]] be of no impact. The establishment of hangars and the
skydiving activity will not emit hazardous materials or create a significant hazard to the public
through reasonably foreseeable conditions. Compliance with incident regulations as required by
Federal and State agencies would reduce. the impacts for aircraft and vehicles transporting
hazardous materials such as gasoline.
e-h) There are no schools within a quarter mile of the proposed project. The Byron Airport is a
publicly owned airport. The proposed project will not create any interference with emergency
response plans or emergency evacuation plans.
VIII. HYDROLOGY AND WATER QUALITY -
Would the project:
a. Violate any water quality standards or
waste discharge requirements? (Source#2,4)
b. Substantially deplete groundwater supplies _ _ _ X
or interfere substantially with groundwater
recharge such that there would be a net
deficit in aquifer volume or a lowering
G:Drive:Byron Airport Rezonmg[NegDec.doc
i
1 Potentialh
Significant
Potential]), Unless Less than
Signincan: Mitigation Significant No
impar; Incomoranor Imnac; imoaci
� II
!I
of the local groundwater table level (e.g.,
j� the production rate of pre-existing nearb�
wells would drop to a level which would not
H support existing land uses or planned uses
for which permits have been granted)? (Source#1.2;4.6)
c. . Substantially alter the existing drainage _ w X
pattern of the site or area, including through
the alteration of the course of a stream or river,
in a manner which would result in substantial
,i erosion or siltation on-or off-site? (Sourde#4,6)
d. Substantially alter the existing drainage _ _ X
j pattern of the site or area, including through
the alteration of the course of a stream or .
river, or substantially increase the rate or
amount of surface runoff in a manner which
would result in flooding on- or off-site?
(Source #4,6)
I� e. Create or contribute runoff water which _ X
would exceed the capacin,of existing or
j� planned storm water drainage systems or
provide substantial additional sources of
II polluted runoff.?(Source #1.4.6)
f. Otherwise substantially degrade water _ _ _ X
i� quality? (Source#4,6) -
g. Place housing within a 100-year flood _ _ _ X
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance Rate
,j Map or other flood hazard delineation map?
(Source#1,6,9)
h. Place within a 100-year flood hazard area _ _ w X
structures which would impede or redirect
flood flows? (Source #1,4.6,9)
i. Expose people or structures to a significant _ _ X
risk of loss, injury or death involving flooding.
including flooding as a result of the failure
of a levee or dam? (Source#1.2,4,6.9) I
j. Inundation by seiche, tsunami. or mudflow? _ _ _ X
(Source#1,4)
SUMMARY: a'-j) The scale of proposed constructiop for the proposed permitted uses for this
prolect may involve grading and other activities that could result in temporary erosion and the
transfer of sediment to storm sewers or other facilities. compliance with standard County
G:Dr11ve:Byron Airport Rezoning/NegDec.doc
16 Potentially
Significant
Potentiality unless Less than
Sipifican: N4itteation Sianificant No
Imnact Incomoration Impact Itnvact
practices would reduce or eliminate potential water quality impacts associated with construction
surface water runoff, resulting in a less than significant effect.
During construction the existing, site drainage pattern would be temporarily altered due to
grading and excavation. However, in accordance with standard Contra Costa County practices
the project sponsor would be required to provide adequate watercourse drainage facilities. The
project site is relatively flat and drainage would be directed to the existing drainage facilities.
Grading activities are not likely to degrade water quality or groundwater resources. Impacts to
groundwater supply pose no impact. The FEMA 100-year flood plain establishes the base flood
elevation. The project site does not lie within the 100-year flood plain as determined by the
Federal Emergency Management Agency (FEMA) flood hazard mapping.
LK. LAND USE AND PLANNLNG - Would
the project:
a. Physically divide an established community? _ _ _ X
(Source#2,4,10)
b. Conflict with any applicable land use plan, _ _ _ X
policy, or regulation of an agency with
jurisdiction over the project(including , but
not limited to the general plan, specific plan;
local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or
mitigating an environmental effect?
(Source#1.2,4)
C. Conflict with any applicable habitat _ _ _ X
conservation plan or natural community
conservation plan? (Source #1.2,4)
SUMMARY: a-c) The Byron Airport rezoning is consistent with the County General Plan, the
Airport Land Use Compatibility Plan, and the Byron Airport Master Plan. According to State
Law, zoning. designations should be consistent with the General Plan. The proposed project
maintains this consistency.
This rezoning also implements procedural changes recommended by the State of California.
Office of Permit Assistance regarding permit streamlining. In addition, this proposal would
further the goals, policies and implementation measures related to the airport in the. General Plan.
G:Drive:Byron Airport Rezonine/NeeDec.doc
i
a
17 Potentially
Significant
Potentialiy unless Less than
Significant Mitigation Significant No
Impact Incomoration Impact impact
County Growth Manaeement Considerations —Measure C 1990 created a County Growth
Manaeement Program that establishes minimum levels of service for the typical urban services.
Any proposed development must document its ability to fulfill these minimum levels of service.
Thelconcerns relating to these considerations have been addressed as the project area is already
contained within the existing service area boundaries(i.e.. fire, police, sanitary sewer, water,
flood control, school facilities and parks) for the major urban services needed to support the
proposal. The proposed change would not affect the Counn s 6 5/3 5 Land Preservation Standard
and paintains the existing ufnan designation. The pr ject will not result in the conversion of land
to urban under a non-urban designation.
X. II MINERAL RESOURCES - Would the
project:
a. Result in the loss of availability of a known
mineral resource that would be of value to
II the region and the residents of the state?
(Source#1,2)
b. Result in the loss of availability, of a locally- _ _ _ X
important mineral resource recovery site
delineated on a local general plan, specific
II plan or other land use plan? (Source#1.2I)
i SUMMARY: a-b) The establishment of the hangars, flight schools. skydiving, and aircraft sales
will11not result in the loss of available mineral resources. The proposed uses would be located in a
developed area of the Airport. The project would not require mining, dredging, or extraction of
locally important mineral resources.
XI NOISE-Would the project result in:
a. Exposure of persons to or generation of _ _ _ ?
noise levels in excess of standards established
in the local general plan or noise ordinance,
or applicable standards of other agencies?l
(Source#1.2.4)
b. Exposure of persons to or generation of _ _ X
excessive ground borne vibration or ground
borne noise levels? (Source#4),
G: Drive:Byron Airport Rezoning/NegDec.doc
18 Potentially
Sienifican;
Potentially unless Less than
Sienificant Mitieation Sienificant No
Impact incomoranor, Imnac.. 1mpaLl
C. A substantial permanent increase in _ _ _ X
ambient noise levels in the project vicinity
above levels existing without the project?
(Source#2,4)
d. A substantial temporary or periodic increase _ _ _X—
in ambient noise levels in the project vicinity
above levels existing without the project?
(Source 1#2,4)
e. For a project located within an airport land _ _ _ X
use plan or, where such a plan has not been
adopted, within two miles of a public airport
or public use airport, would the project
expose people residing or working in the
project area to excessive noise levels?
(Source #N/A)
f. For a project within the vicinity of a private _ _ _ X
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels? (Source#N/A)
SUMMARY: a-f) The rezoning of the Byron Airport will not result in an increase to the existing;
noise levels. A temporary increase in noise level and ground vibration may be experienced as
new development is in progress for hangars and possibly aircraft maintenance, however, this
increase is considered less than significant as the uses are proposed to be established within an
airport operation and considered short term or temporary. The project would be consistent with
the applicable land uses compatibility standards, as the project is an airport related use and would
be compatible with the existing airport noise environment.
Contra Costa County has adopted the December 2000 Airport Land Use Compatibility Plan in
which the rezoning of the Byron Airport is consistent with the Plan. In addition, the permitted
uses T-hangars, corporate and executive hangars. skydiving, flight schools, aircraft sales, and
aircraft maintenance would be no impact to off-airport land uses and therefore will not require a
public hearing before the Airport Land use Commission.
XII. POPULATION AND HOUSING -
Would the project:
a. Induce substantial population growth in an _ _ _ X
area. either directly(for example, by proposing
new homes and businesses) or indirectly (for
example, through extension of roads or other
G: Chive:Byron Airport Rezoning/NegDec.doc
i
19 Potentially
Sienificant
t Potentially Unless Less than
i
Significant Mineation Si_^niticant. No
1=1 incorooration lrnoact Impact
i
infrastructure)? (Source #2,4)
b. Displace substantial numbers of existing — — — x
housing. necessitating the construction of
replacement housing elsewhere?
{ (Source 1#2,4)
C. Displace substantial numbers of people. — — — 1
necessitating the construction of replacement
housing elsewhere? (Source#2,4)
SUMMARY: a-c) The Byron Airport rezoning will rot have any impact on the population or
housing of the region either directly or indirectly. The P-1 rezoning does not propose or create
new housing or induce substantial population growth. In fact, the project prohibits residential,
schools, hospitals, senior facilities, and other sensitive receptor uses at the Byron Airport to
minimize impacts from the aviation and aviation related uses and therefore is considered to be no
impact.
X111 PUBLIC SERVICES
a. Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities,need for new or.
physically altered governmental facilities,
the construction of which could cause siI ificant
environmental impacts, in order to maintain
i acceptable service ratios,response times or
other performance objectives for any of the
public services (Source #1..2,4 ):
1. Fire Protection)
2. Police Protection?
3. Schools? — w -a
4. Parks? — — — x
�. Other Public facilities?
SUMMARY: a) The Byron Airport rezoning will not impact any public services.The building of T-
han'Qars includinc, both corporate and executive may lampact the Fire and Police Districts however,
these Districts have demonstrated an ability to serve this area and therefore are considered less than
significant. The Fire District will also review project plans before building permits are issued to
ensure that adequate fire and life safety measures are in compliance with all applicable state and
County fire requirements. The Contra Costa County Sheriff Department would provide police
G:hive Byron Airport Rezoning/NegDec.doc
i
70 Potentially
Significant
Potentialiy liniess Less than
Significant Mideation Sienificant No
Impact incomoration Imnact imnact
protection services to the project site.
XIV. RECREATION -
a. Would the project increase the use of _ w X
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
(Source #1.2.4)
b. Does the project include recreational _ _ _ X
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the.environment? (Source #1.2,4)
SUMMARY: a-b) The Byron Airport rezoning will not impact any recreation facilities. The
aircraft hangars, aircraft sales and aircraft maintenance will have no impact. Skydiving can be.
.considered recreational therefore the project would be increasing activities and facilities within
the area. The proposed project is an airport related use located at an existing airport, and because
the project would not directly cause any increase in the residential population, the project would
not affect the use of parks or other recreational facilities.
XV. TR.AINTSPORTATION/TRAFFIC -Would
the project:
a. Cause an increase in traffic which is _ _ _ X
substantial in relation to the existing traffic
load and capacity of the street system (i.e.,
result in a substantial increase in either the
number of vehicle trips, the volume to capacity
ratio on roads, or congestion at intersections)?
(Source#1.2.4.11)
b. Exceed; either individually or cumulatively, _ _ _ X
G:Drive:Byron Airport.RczontnpNegDec.doc
i
i�
i
i
1 Potential!%
Sienificant
i Potentially Unless Less than
Significant Mineatnor. Significant No
impact Incorporation Impact lmoact
j
a level of service standard established by
the county congestion management agency
for designated roads or highways?
(Source #1.2,4.11)
C. Result in a change in air traffic patterns; _ _ _ X
including either an increase in traffic levels
or a change in location that results in substantial
safety risks? (Source #N/A)
d. Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous Inter-
sections) or incompatible uses (e.g., farm
equipment)? (Source #1.2,4)
e. Result in inadequate emergency access? _ _ _ X
(Source#1,2,4)
f. Result in inadequate parking capacity?
i (Source #N/A )
g Conflict with adopted policies,plans, or _ _ _ X
programs supporting alternative transportation
(e.g.. bus turnouts, bicycle racks)?
(Source #2,11)
SUMMARY: Proposed projects.generating more than 100 peak hour trips will require a traffic
study. Measures recommended by the traffic study v Ill be used in developing appropriate traffic
mitigation measures and conditions of approval for future proposed projects.
The project will not result in inadequate emergency access. The project does not substantially
increase hazards due to a design feature or incompati le uses. The project allows for unobstructed
traffic flow.
XVII UTILITIES AND SERVICE SYSTEMS -
Would the project:
a. Exceed wastewater treatment requirements _
of the applicable Regional Water Quality
Control Board? (Source#N/A)
b. Require or result in the construction of new _ _ _ X
water or wastewater treatment facilities
or expansion of existing facilities, the
construction or which could cause significant
environmental effects? (Source#N/A)
G:Chire:Byron Airport RezoninglNegDec.doc
i
Potentially
Significant
Potentially Unless Less than
Stgnincay. Mitieauon Significant No
impact ]ncorooration ]tnnact imoa ;
C. Require or result in the construction of new _ _ _ X
storm water drainage facilities or expansion
of existing facilities, the construction of which
could cause significant environmental effects?
(Source#N/Aj
d. Have sufficient water supplies available to _ _ _ X
serve the project from existing entitlement
and resources, or are new or expanded
entitlement needed? (Source#N/A )
e. Result in a determination by the wastewater _ _ _ X
treatment provider which serves or may serve
the project that it has adequate capacity to serve
the project's projected demand in addition to the
provider's existing, commitments? (Source#N/A')
f. Be served by a landfill with sufficient _ _ _ X_
permitted capacity to accommodate the
project's solid waste disposal needs?
(Source+NIA)
Ii. Comply with federal, state and local statutes
and regulations related to solid waste?
(Source#N/A)
SUMMARY: a—) The rezoning of the Bvron Airport and proposed uses will not impact any
utilities and service systems. Subsequent projects and uses within the Byron Airport Master Plan
will be evaluated for impacts on utilities and servic_ e systems when applications are submitted
and reviewed.
XYIl. MANDATORY FINDINGS OF SIGNIFICANCE -
a. Does the project have the potential to degrade _ _ _ X
the quallry of the environment, substantially
reduce the habitat of a fish and wildlife species,
cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a
plant or animal community, reduce the number
or restrict the ranee of a rare or endangered
plant or animal or eliminate important examples
of the major periods of California history or
G:Drive:Byron Airport Rezoning/NegDec.doc
ii
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Potentialiv
I Significant.
Potentialiy unless Less than
itSignificant Mitigation Significant No
Iimpact Incomoration Impac! Imnac:
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prehistory?
b. Does the project have impacts that afe.indiA--
idually limited, but cumulatively considerable?
("Cumulatively considerable" means that the
Ij incremental effects of a project are considerable
when viewed in connection with the effects of
II past projects;the effects of other current projects,
and the effects of probable future projects)?
C. Does the project have environmental effedts _ _ _ 7
which will cause substantial adverse effects on
human beings, either directly or indirectly?
SUMMARY: a-c) No impacts have been identified that are cumulatively considerable as a result
i of the rezoning and the proposed permitted uses (aviation, flight hangars, skydiving, flight
schools, aircraft sales and aircraft maintenance). Future proposed development.projects will be
assessed for environmental impacts, individually andlcumulatively.
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Contfa Costa County Airport Division
c/o Keith Freitas Public Works
c/o Public Works Dept. Engineering i
Contra Costa County I Enaineering Service
255 Glacier Drive
Martinez. CA 94553 550 Sally Ride Dr. (Interoffice)
Concord, CA 94520 1
Historical Resources Information
CCC Main LibraryPublSystem
ic Works
1750 Oak Park Blvd. Traffic I Northwest Information Center
Pleasant Hill; CA 94523 1 1303 Maurice Avenue
ii Rohnert Park, Ca 94928
Dept. of Fish &11 Game, Region 2 U.S. Fish & Wildlife Service East Diablo Fire Protection District
1701 Nimbus Road. Suite A Divisions of EcologicallServices 134 Oak Street
Rancho Cordova, CA 95760 2800 Cottage Way# W2605 Brentwood, CA 94513
R Sacramento, CA 95825-1888
Water Distribution Planning BYRON MAC I ALUC
Division, EBMUD Mailstop 701,
375 11 St. II P.O.Box 268 i Airport Land Use Commission _
Byron, CA 94514 c/o Lashun Cross
Oakland, CA 94.607
Contra Costa County
Community Development Sheriff Office
Advance Planning HSD, Hazardous Materials Administration& Comm. Svcs.
Patrick Roche (interoffice)
II �
BAAQMD CC Mosgito & Vector Control
Contra Costa Fire District Attn: Environmental R�view District
(Interoffice) II Section
939 Ellis Street 155 Mason Circle
II
II San Francisco, CA 94109 Concord, CA 94520
Byron-BethanylIrrigation District Randy Howell Rick Sellers
.P.O. Box 160 ii
3944 Main Street 5592 Drakes Dr. � 5830 Starboard
Byron, CA 94514 Byron, CA 94514
Byron, CA 94514-0160
u �
Clay Bonavito .
1451 Empress Ln.
Brentwood, CA 94513
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111011005 1011013 1011017
LOPEZ DENNIS TRE REAL PROPERTY DIVISION JONES DARRYL
RT 1 BOX 4A BRYON HOT SPGS RD 255 GLACIER DR 3790 ARMSTRONG RD
BYRON CA MARTINEZ I CA BYRON CA
94514 94553 94514
111011021 1011028. 1011031
JARVIS DARLENE JEANTRE JARVIS DARLENEiJEANTRE ALAN BRADFORD INC
PO BOX 546 PO BOX 546 4970 PEA13ODY RD
BYRONI CA BYRON CA F.4IRFIELD CA
94514 94514 I 94533
II
1011032 1011033 1011031
THOMAS BRENT P&WILMA W TRE CONTRA COSTA COUNTY REAL PROPERTY DIV
3463 WINDSOR CT 255 GLACIER DR 4592 SANDMOUINTD BLVD
PLEASANTON CA MARTINEZ .CA DAI:LEY CA
11 94588 94553 I 94561
11011040 1.021003 1031018
SOtZA ANTHONY.F&.GLORIA P TRE STEWART SAMUE�l &J TRE PULTE HOME CORPORATION
105 E 10TH ST PO BOX 19 6210 STONERIDGE MALL RD FL 5
TRACY CA CLAYTON CA PLEASANTON CA
1195376 94517 I 94588
11031023 2200007 2200016
PUBLIC WORKS IVONE MACHADO WILDLANDS INC
-7050 BRUNS RD 23469 S CURRIER DR 5910 AUBURN BLVD#17
BYRON CA TRACY CA CITRUS HEIGHTS CA
94514 95304 95621
3160006 1011043 , 1011012
COELHO MACHADO FAM LTD PTNSP DIAZ ALLCIA LOONEY H J JR&DIANNE R
3221 DOLLINGER CT 6150 BYRON HOT SPRINGS RD PO BOX 327
FREMONT CA BYRON CA BYRON CA
194536 94514 I 94514
1011034 1031003
GUTIERREZ NORENE VAQUERO FARMS INC
PO BOX 131 2800 W MARCH LN#330
BYRON CA STOCKTON CA
1194514 95219
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r�l olawlllg lllle Issue Log Airport Layout Plan Set Prepared For Prep.red By
Cf) OnIE RF,v1510r10ESCR11•IION CONTRA COSTA ® LEIGH rrsimn ASSOCI FIES
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AIRPORT iN&_WL�FM REVIEW _- — BYRON AIRPORT COUNTY AIRPORTS A OIvIRlon of Jacobs Consullallcy Inc.
LAYOUT °"^)m5 F""PPRR°�" _ — 500 EAGLE COURT
DRAWING — — - — — (3YRON, CALI�OI�NIA
CON IRA COS1A
- --- ------. -- CUM rr TYLININTERNAIIONAL CCS
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