Planning Commission recommends denial of Hubbard Apartments project citing airport safety and compatibility concerns

The Chico Planning Commission on Feb. 20 voted unanimously to recommend that the City Council deny the Hubbard Apartments proposal — consisting of a city-initiated code amendment (24-02), a general plan amendment (22-01), a rezone (22-01) and architectural review (22-03) — after staff, airport officials and a former Airport Land Use Commission chair raised safety and noise concerns related to the site’s location under the flight path of Chico Regional Airport.

The applicant sought land-use changes to allow a 39-unit multifamily development on a roughly 2-acre parcel at the southwest corner of Ceres and Lassen avenues. Project planner Tina Wilson told the commission the applicant’s project description proposed eliminating the airport environs and airport overflight overlay zones for the site — a change that would apply broadly unless limited — and that Caltrans Aeronautics submitted a letter strongly recommending denial.

Why it matters: the discussion focused on land-use compatibility with the Butte County Airport Land Use Compatibility Plan (ALUC) and the safety and noise risks that occur in low-altitude approach and departure zones. Staff, the city’s airport manager and an airport land-use expert all warned that allowing higher-density residential development under the flight path could increase complaints, compromise airport operations and expose more people to potential hazards on approach and departure.

Airport manager Tom (surname not provided) said operations have been increasing and the airport is pursuing expanded commercial service; he told commissioners, “Increasing the amount of residents that are living within a potential hazardous area is just not a good plan.” Norm Rosine, a pilot and former chair of the Butte County Airport Land Use Commission, testified that approach and takeoff phases are where accidents most frequently occur and said, “It's a bad idea to put residential, especially high density residential, in the flight path. It's both dangerous and it's noisy.”

Planner Wilson described the project site as located within several airport overlay zones (A, B1, B2, C and D) and said the density proposed would exceed the land‑use compatibility thresholds in those overlays: the application sought to change rules that protect both airport operations and nearby residents. Wilson said the community development director and Chico Airport Commission recommended the Planning Commission adopt Resolution No. 25-01 recommending denial of the package.

Commissioners cited airport safety, the ALUC compatibility plan and the precedent of removing overlay protections as reasons to reject the land‑use changes. Several commissioners said they support more housing in Chico generally but concluded this site is unsuitable for the proposed multifamily development. Commissioner Wall moved to recommend denial; Commissioner Laffins seconded. The roll call vote was 6-0 with one absence.

Regulatory notes: the record includes a letter from Caltrans Aeronautics attached to the staff report urging denial, and the project would remove or modify ALUC-related overlays that the staff and airport representatives said underpin consistent processing and protection for airport operations.

Next steps: the Planning Commission’s resolution will be transmitted to the City Council for its decision on the code amendment, general plan amendment, rezone and architectural review applications.

Votes at a glance: Planning Commission — Recommend denial of Code Amendment 24-02, General Plan Amendment 22-01, Rezone 22-01 and Architectural Review 22-03 (Resolution No. 25-01): motion passed 6-0 (1 absent).