HomeMy WebLinkAbout042-030-058�
r ,1
r
� '
.1 t0
'
.�
I� N
, �1
,
� ��
F _ '
• o� r Y
b � � i
4 a
�
� iYF
��•NI
'
k+ ? a
ear . �,
a .. ,
� �1 ��'
''
,
1
' �
O Stu. • "
•I
�.
.. ,�
�
�:`'
' '
..
°' �
1 �
.
� .16p.
. _
�o.
t.. �,
,
tt , '
b
1vp
�,.
.. � 1
�
�
1
,�
^ .l
.I'
'
r�
�
..
4'.
r . i�
e
.^ �
,�
.r�1
_� 1
.� ,' r.
,
i �
1
�
'�
.. , 1
+1 1•
/
r'.
�
,
0 '
d
,'
t.
,
�
+
y
�
,
r
'
, �'
`1 ., 6.
_
i•
�.
b
�
� � ,. 1Z
1 1
�
r .. �
� ��
�
�
�
','�:
�w�
•p'
1
x
� ..
�.�
�`
,
..`i':^�
�,,
' `i. �
1
�
� _
•
• '' �
� ��
r
.
��'w
�
j;�
.
+
�� �+'
_
• i,'
- -
�.
1 ' 1
�� , j
1
4
� �
..
r
\ S�r�.-.ter
,
1
1 1 i
•.
PLANNING COMMISSION SUMMARY SHEET FOR LAND DIVISIONS
83-07-18-01.
APPLICANT Rosewood Tsm c/o webb Brothers Construction,
ADDRESS 389 C Contloxs Court, Chico, CA 95926 -
OWNER Joseph. & Mary Vanella Rt. 6� Bow t99, Chico, CA 95926
PROJECT DESCRIPTION Tentative Subdivision Mop dividing 9.52 acres to
create 9 parcels ranging in size from I.01 to 1:24 acnes each,
LOCATION Approx.. GOC ft. southeast of Bell. Ruad, on the
southwest side o.P Cussick Avenue, Chico area.
ASSESSOR'S PARCEL NUMBER(S) 42-03-58 i 59` - -
ZONING SR -1 GEN. PLAN Ag -Res PROJECT CONSISTEN ?
DATE APPLICATION RECEIVED 7/18/83
Eng. : %L'hj]._ T_o—t-h3�i`-s—GOnS,t . 7 8. 9 ' . 071I10`i s. Go u~ r— t. 1, -G
44... lv qe, SF 777 57". elficr5 ,�'i9 9,t`
DATE PUBLICkTION NOTICE WRITTEN PUBLIS?ltD
PLACE NEWSPAPER NOTICE(S) PUBLISHED - 0« C. P G. B.
DATEMAILING LIST REPA93ED
DATE MAIL -.OUT NOTICES WRITTEN MAILED NUMBER .
DATE PLANNING DIRECTOR'S REPORT PREPARED
ENVIR4NMCNi'AL CATEGORICAL LXEMPTION - DATE, T'IL+ND
DETERMINATION
AND DATE NEGATIVE DECLARATION DATT, ADOPTED
(. MITIGATED i�;�vATIVL DECLARATION - DATE' ,ADOPTER i k' 17 l .
ENV IMPACT REPORT DATE CMIPTED
SUB. COMMITTEE MEETING TATE
ADVISORY AGENCY NEARING DA'L'E��;J��a`��
ADVISORY AGENCY .ACTION �
f APPENDIX A
NO'T'ICE OF DETERMINATION �
TO: Secretary for Resources 1_ D
1416 Ninth. Street, Room 1311 I 1983
Sacramento, CA 05814
County Clerk, County of Butte �,11ANOR M, 8ECKER, County Oe6
25 County Center Drive li A. JACINTR Deputy
Oroville, CA 95965 y
FROM: Planning Department
7 County Center Drive (Filed)
Orovilhe, CA 95965
SUBJECT: Filing of Notice of Determination in Compliance with
Section 21108 or 2115.2 of the Public Resources Code
Project Title Rosewood Tentative Subdivision hog #.83-07-18-01
State Clearinghouse Number CIf submitted to State C;earinghouse)
Contact Person Telephone Number
John Mendonsa,_Butte- County Advisory Agency (916) 534-4265
Project Location Approx. 600 ft. SIB of Bell Rd., on the S11V side
of Cussick Ave.. Chico area,
Project Description; Ten
p• tative Subdivision Map dividing 9.52 acres
to create 9 parcels r&raging in sire from 1.01 to `1.24 acres each.
This is to advise the is the Butte�Coltnty Aslvi snr v AgP n ry
(Lead racy)
has made the following determinations regarding the above-described
projects
1: The project ❑ will have a significant effect on
the environment.
r will not
2. ❑An Enviro mental Impact Report was prepared for this
project pursuant to tho provisions of Cl -;QA, and was
certified as required. by Section 15085(g), 14 California
Administrative Code.
A Negative Diclaration was prepared for this project -•-
pursuant to the provisions of CLQA. A copy of the
Negative Declaration may be examined at the Planning
Department, 7 County Center Drive, Oroville, CA 95965.
3. A Notice of Exemption was filed indicating this project
is exempt from envir0111110ntal review.
4. A statement of Overriding Consi.deration ❑ was, � wbg not, '
,adopted for this project.
5,. Mitigation measures adapted by the .head Agency to reduce
the impacts of the approved project a
See attachment
Sa�iz��i.uze
.., 411 01) 0 5teiffinn A. Streeter
Octol7er 28.,_ 8 Sctiior PlAbncl,
Date 'rule
AP 42-03-58 & 59
Mitigation Measures
I. Erosion and Dust Control - All construction to occur
during Che dry season. 'Water shall. be applied as needed
to control dust during construction.
2. Schools -- "Building permit applications for residences
in this subdivision shall be subject to any school mitigation
fees established by ordinance enacted prior to the filing
of such applications unless a Community Facilities Act
of 1982 District is created pursuant to California Government
Code Soction 53311, et. sect., covering the project- area prior
to the issuance of any building permits."
3. Retain as many of the trees as possible.
''tea
,� _ 4`
Win, � . "':.. `� •, - lie &Ouftyk
r>
'�= i •'� .:i 1I 4D OF w 0•7r1GAL •Y', F t I �i ANr'' T L
DEPARTMENT OF PUBLIC WORKS
CLAY CASTLEBERRY, Director
7 COUNTY CENTER DRIVE, OROVILLE, CALIFORNIA 95965
T-lophone•(910)534.4681
WILLIAM tB1111 CHEFF
t ant�illg C1" Deputy Dirwor
OCT j.S � � October 17, 1983
pro, i a, CoacISWA
Webb Brothers Construction RB: Rosewood Tentative Subdivision
389 C Connors Ct. Map, AP 42-03-58 and 59
Chico, CA 95926
Gentlemen:
At the regular meeting of the Butte County Advisory Agency held
on October 17, 1983, the Agency granted a mitigated negative
declaration regarding environmental impact and approved Rosewood
Tentative Subdivision subject to the conditions on the attached
sh^et. ,
!, If no appeals are timely filed --within. ten (10) days of the date of
the Advisory Agency's approval --with the Clerk of the Board of
Supervisors, this action will4be final.
When the conditions of approval are complied with, it will be in
order for you to file your "final map!' with the Butte County Department
of Public Works for recordation within twenty-four (24) months of the
date of approval by the Advisory Agency.
l' if you have any questions regarding this matter, please contact
this office:
Ver truly yours,
Clay Castleberry >�
Director of Public Works
J`hn Mendonsa
Assistant Director
JM/ds
attach,g� ent
cc C'ianning
Health
Joseph and Mary Vanell:a, Rt. 6, Box 395, Chico, CA 93926
Roils, Anderson and Roils
r
ROSEWOOD TWATIvSUBDIVISION MAP (Webb Brothers
..onstrucfon), nine
parcels approximately 600 ft. 'southeast �:F Bell Road, on the southwest
side of Cuss'ick Avenue, Chico area.
Assessor's Parcel Number: 42-03-58 & 59
Engineer: Rolls, Anderson & Rolls
Public Works Department conditions are:
1. Submit road and drainage plans to the Department of Public
Works for approval and install therequiredfacilities.
2. Provide 20 -ft, radius property line returns at all street
intersections.
3. Indicate a 50 -ft. building setback line from the centerline
of Cussick Avenue and Vanella Court.
4. Street signs shall be provided by the developer at all street
intersections per County requirements. (Submit 5 alternate
street names for each street to the County address coordina-
tor for approval of street names.)
5. Construct one-half street section plus 12 foot lane on Cussick
Avenue to SRS -1-A geometric standard. Minimum structural
section to be 2" AC and 8" AB, SC 250 prime, fog seal and 959
relative compaction. Submit design to County Department of
Public Works for approval. "R" value determinations and other
data may be required to support section design.
6. Construct full street section an ;'anella Court to SRS -1-C road
standard, 2" AC, 6" AB', SC 250 prime, fog seal and 95% relative
compaction.
7. Provide monumentation as required by the Department of Public
Works in accordance with accepted standards.
8. Street grades and other features shall comply with the Butte
County Ordinances, design resolution and other accepted
engineering standards.
9. Provide permanent solution for drainage.
10. All easements of record to be shown ori the final map.
11. Meet the requirements of Butte County Fig aepartment or other
responsible agency.
12. Street lighting t5hall be provided in accordance with Butte
County rEquirements, accepted design criteria, and recommenda-
tions of FOR.e.
13. Pay ot-j, assessments.
14. deet the requirements of the utility Companies (i.e., PG&E,
Pacific Telephone, Water, sewer),
15. Pay any delinquent taxes.
(Rosowood 'tentative Subdivision)
16. Pay pro rata share for the installation of a traffic signal
at East Avenue and Cussi.ck Avenue.
PlanningDepartment condition is:
17. All parcels to be at least one acre gross to conform to the
zoning.,
Health Department conditions are:
18. Frovide an area for wells and 100 ft. leachfield free setback
around those areas on each parcel.
19. Provide a 100 ft. leachfield free setback aroucd existing
wells either within the property or within 100 ft. of the
property boundaries.
20. Provide the required usable sewage disposal area on ;each parcel.
Combine with an adjacent parcel any parcel not proven to contain
the usable sewage disposal area required by the Subdivision Ordinance.
Note, 1. Because California Water Service Company facilities are
adjacent tothe subdivision, we strongly recommend that you
connect to the public water system:
2. If drainage wells are proposed as a street drainage
solution., they may not be feasible for a subdivision
using individual wells.
The following mitigation measures are also conditions of approval:
21. Erosion and Dust Control all construction to occur during the
dry season. Water shall be applied as waded to control dust
during construction.
22. Schools - 'Building permit applications for residences in this
subdivision shall be subject to any school mitigation fees
established by ordinance enacted prior to the filing of such
applications unless a community Facilities Act of 1982 district
is created pursuant to California Government Code Section 53311 et:
seq., covering the project area prior to the issuance of any
building permits.''
23. Retain as many of the trees as possible;
C
a n.
InterDear��e�t�a
p n r N�emorandum
�
To, Butte County Advisory Agency
FROM; IPlanning Director
SUBJECT; Report on Rosewood Subdivision o, .�P 42-03"-58 and 59
DATE: October 4, 1981
This is a proposal. to divide 9.52 acres to create nine parcels at
1.0+ acre each. The present zoning is SR -l. The land use map of
the Butte County General Plan designates this area as Agricultural
Residential and the Safety Element indicates that this project is in
an unclassified fire hazard area. (Urban or irrigated) .
The proposal does not conflict with county zoning nor any adopted or
proposed element of the Butte County Geneial Plan nor any county,
spe„ific or community plan.
Recommend Approval subject to the following conditions:
1. Erosion and Aust Control. - all construction to occur during
the dry ;season. Water shall be applied as ne�sded to control dust during
construction.
'L. Traffic - contribute a prorated share of the cost of a traffic
signal at East and Cussick at the time the final. map is filed.
a. Schools - "Building permit applications ,for residences in this
subdivision shall be subject to any school mitigation fees established by
ordinance enacted prior to the filing of such applications unless a
I community Facilities Act of 1982 district is created pursuant to
California Government Code Section 5311, et. seq., covering the
project area prior to the issuance of an), building permit9411
4. Drainage - improvements as required by Public Works
5, Retain as many of the a1pord trees as possible.
September 6, 1983
WEB/B HOMES
389C CONNERS COURT
- _-, �CALIFORNIA � -
(916) 891-3351
Ms. Laura Tuttle
-
Butte County Planning Department
7 County Center Dr.
UroVille, Ca 95965 `
RE: Rosewood Tentative Subdivision Map
*r *2_03_58 * ox '
Dear Ms, Tuttle,,
Enclosed are our proposed mitigation � measunes^ a copy of our Chico
Unified School District Agreement,� and acopy of percolation test
prepar°u by Rolls, Anderson* M Rolls"
As indicated by the percolation test (31 NinUte$ to 6minutesper inch),
' we feel that ground percolation will absorb Most all of the storm Water
runoff. As this 's 8 development of One acre lots, the impervious
coverage will be a small percentage of the project and the bulk will be
available for absorbing runoff,
If you heed additional information or have any qUottiopsp please call me at
891-3351,
'
Cok,dially
'
7WebG Brothers Construction�
111;,ta Co. ploviningCOMM
'
i ^
DuH�
-_—'~--.",
S IF (1' -1983 '
_
'
�
�
1.
r
0 9/6/83
ROSEWOOD Subdivison
Mitigation Measures
A) Dust and Particulate Control: to co�trolgthe dust duringaconstruceionhall be
applied as needed
B) Traffic: The incrementalase in
areaeiscle beinaigenerateds is lby several
cumulative imp
projects in th': area. In order to mitigate the impact of
this project, a pro-rata share of the cost of a traffic
signal at Cussick and East Ave.. will be paid to tine County
of Butte at the time the final map for this project is re-
corded,
C) Schools: The incremental increase generated
iebnthis project
is minimal, but theacumulativempactbeiggeneatedin
the Chico area. irl order to mitigate thisimpact, this project
will provide an agreement as follows to the CUSD:
"Building permit applications for residences in
this subdivision shall be subject to any school
mitigation fees established by ordinance enacted
prior to the filing of such applications unless
a Community Facilities Act of 1982 District is
created pursant to California Government Code
Section 53311, et. seq.; covering the project
area prior to the issuance of any building
permits.
D) Drainage: The impact of the storm water run-off will be minimal as this
is a development of one acre 'lots. The soil in this area is
excellent draining soil as the perk test indicates. In order to
mitigate this impact, the amount of coverage on the lots by
impervious material shall be kept to a minimum while allowing for
appropriate uses.
Du#tu CO. Plnnninq Comm.
1983
nrovwox L allrol-a
D141600. planning Comm,
SEr, y 1983
�y)v3ilo, Celifotniq
'i
w
_,i
V.
Alp
D
ES
MA'Y'BE NO
19. RECREATION. Will the proposal result in an impact
of existing recreational
upon the quality or quanti't�y
opportunities? "
20. CULTURAL RESOURCES.
11'ill t+ae proposal result in the alteration
a.
of or the lestructior. of a prehistoric or
historic archaeological sits?
Will the proposal result in adverse physical
b.
or aesthetic effects to a prehistoric Or
or objec+o
historic building, structure
c. Does the proposal have the potential cause
a physical change which would affect unique
ethnic cultural. values?
d. Will the proposal restrict existing religious
-�
or sacred uses within the potential impact
�-
area?
DISCUSSION OF ENVIRONMENTAL EVALUATION
p
Project Desc !;C4tion
1. Type of Project: Tentative Subdivision Map
2. Brief Description: TSM dividing 9.52 acres to create 9 parcels
ranging in size from 1.01 to 1.24 acres.
3. Location.: 600 feet .southeast of Bell. Road, on the southwest
side of Cussic- Avenue, Chico area.
4. Proposed Density of Development: 1 dwelling unit per acre.
S. Amount of Impervious Surfacing: Moderate
6. Access and dearest Public Road(s): Property fronts onto
Cussick Avenue.
% Method of Sewage Disposal: Septic
8. Source of (Vater Supply: Wells
9, Proximity of Power Lines- Property Line,
10. Potential for further land divisions and development: None as
all surrounding lands (excepting one parcel of 5 acres) have
been subdivided for Single Family Residential. Northwood
Commons is developed Multiple Family housing4
Environmental Setting
Physical Dnvironment:
I errain
a. General Topographic Character: Flat agricultural land.
b. Elevation' 160 feet
c. Limiting Factors,: None
2. Soils
a. Types and Characteristics: Recent valley alluvium -sediments
Moderate liquifaction potential
b. -.Limiting Factors: Liquifar.tton potential
Natural Hazards of the 'Land
a,. arthquake wove: 6 miles from epicenter of 4.0-4.9 quake
oix T.,,w :an IM)nocline.
b. Lr si in °. txritd.�a7 : None d. Fire Hazard: Unclassified. -Urban
c. Lantl.:lxda� Qtk,)pri.al_: Nona: e 04 L'xpansive Soil Potential:
bio de rate -S1i'rinage 5-7
r
VES MAYBE N'0
13. TRANSPORTATION/CIRCULATION, Will the proposal
result in
a. Generation of substantial additional vehicle •� �/
movement? —_
b. Nfects on existing parking facilities, o;iN �ion and for new parking?
c. Su tantial impact on existing transport,
Sys ns?
d. Sign �- icailt alterations to present patterns
of circulation or movement of pe/oair
and/or
goods?�
e. Alterations to waterborne, rail traffic?
f. tncreasel,�n traffic hazards to motor vehicles, `-
bicyclist s,or pedestrianl?"
14. PUBLIC SERVICES: Will the propsal have an effect
upon, or result 1\n a need for Lw or altered
governmental services tL.
a. Pi,re protection? —
b. Police protection? _ ^
c: Schools? �*
d. Parks or other rec'vi�tigil 1. CaCilities?
e. Maintenance of pubj, ,c facilities, including
roads? Y
f. Other governmental se�,uices?
15. ENERGY,. WI.L1 -they%proposal result in;
a. Use of suibs*,�ntial amounts of fuel -Or energy?
b. 5ub8tv .creasein d:e.mand upon existing
sours �rgyr or rec{Are the development
of ne of energy?
16 UTILITIES. 11 the propsal ros4t in a need for
new systems, or Substantial alteT,a't,ions t- the
following
a. PowfeY or natural gas?
h Corpmunications systems? M „`
C . {+Aert
d: fewer or s° tank?„
e: "Storm wat\ ainage? `
f,off. Solid waste td disposal? 1r,
.l l
l7. �URANEALTH. Wili tho propposal result xnt ,
at10—n or- any health hazard or potentik t
health hazard (excluding menta health)?'
b. EXposUro of people to potential health
hazards?
18. AES'I'r[ETIUS. Will the proposal result in the
o struct ot1 of any scenic v:Ls'l:a or view oifeft tO
the public, or will the proposal result in the
creation of an aestheticall, offensive site open
to public view?.
_.�. _
4. Hydrology
a, Surface Waters Natural brain on site
b. Groun4 Water- Meavy ground water with draieal area potential
subsidence area '
c. Drainage Characteristics; Subsoil permeability moderately
rapid to rapid
d. Annual. Rainfall (normal.): 22-24"
5. Acoustic- Quality: Surrotuidi.ng industrial area is a noise source
Biological Environment:
"egeta' ti.oji--Talnut Orcha d
7. Wildlife Habitat: Small animals that depoend ort the current
land use:
Cultural Lnvironment:
8. rciaeo agc;.l and Historical Resources in the area: Moderate
to low, but is close to area of high sensitivity,
g. Butte County General Plan designation; Agricultural -Residential
10. Existing Zoning: SR -1
11. Existing Land Use on -situ: Orchard
12, Surrounding Area:
a. Land Uses: Residential with one small orchard directly
across Cussick from the property
b. Zoning.. SR -1
c. Gen. flan devi nations: Agri.cultural- Res idfkeAia
d. Parcel Sizes. 1 acre
13 Character of Site and Area: S;xngle Family Residential
14. Nearest Urban Areat Chico
15. Relevant Spheres of Influence: Chico
16. fire Protection Services'
a. Nearest County (State) Fire Station: Chico 02, Butte #42
17. Schools in Area. Citrus elementary
lb,c,es Development will result in some disruption, displacement and
compaction of the soil which shall increase runoff. However, the
topography is very flat :and no erosion is likely to occur,
lg The land use is currently an orchard, The proposed project will
result in some prime agricultural soils lost, This impact is not
.esidential and the project is cog awn use is single roufame y
r significant because the surrounding
with the surrounding :Land.
uses.
-3b The 'project's amount of impermooble surfaces 1",x,.11 change the drainage
patterns and the rate and amount of surface water runoff, On -sate
drainage will be provided in the subdivisi ort and no erosion is
expected,
Zf: Oft -site drainage will take care of z,1y discharge into surface
waters.
Sit The water on the "project site will, be'supplied by private wells.
There Will be Withdrawals from underlying aquifers,
w�-
4a,d: The land use is agricultural; it's currently a walnut orchard..
gtoject devolopment will limit tie amount of trees able to be left
on the site, We do recommend that buildings are placed to preserve
as many trees as possible.
5a; As development occurs, small animals which rely on the existing
land use may be impacted upon.
6a,7s Project development will increase noise, light and glare levels
in the existing neighborhood.
8a, The current land use in the neighborhood of the project is single
family residential. Across the way is Northwood commons. The
project is completely compatible with the existing land use and
will. not change any trend established.
9a Project development will increase the rate and use of natural
resources by virtue of the fact that it will bring in approxi-
mately 18 to 27 new persons into the area. This is thought to be a
non significant impact,
ll_; The project will bring in some new persons (see 9a).
l3afc: The traffic counts for the local roads that serve the
project are as follows,
Hell at Cussick 880 ADT
Lassen 1770 ADT
cussic'k immediately in
front of project site 990 ADT
Henshaw 1560 ALT
(These are .dor 1981 from. Public forks)
The project will create an additional 54 to 90 vehicle trips a
day. The cumulative impacts on the transportation system frum this
subdivision and others in the area, could require a traffic signal
at ast and Cussick.
14ai f: Residential development will increase the treed for public
services. Lire service will be provided by Butte County Station
No, 42. The local elementary school is Citrus. Citrus is in the
Chico Unified School District,
j 16a,b, Power and communication lines exist utr to the property line.
Sto'rmwdter drainage will be provided on-site:
17a. Refer to any comments from the Butte County tosquito Abatement
District.
213 The Butte County Archaeologic
ill 5onsativity Map shows the project
to be in an area of moderate to 1014 sensitivity:
M7'
a
4a,d: The land use is agricultural; it's currently a walnut orchard..
gtoject devolopment will limit tie amount of trees able to be left
on the site, We do recommend that buildings are placed to preserve
as many trees as possible.
5a; As development occurs, small animals which rely on the existing
land use may be impacted upon.
6a,7s Project development will increase noise, light and glare levels
in the existing neighborhood.
8a, The current land use in the neighborhood of the project is single
family residential. Across the way is Northwood commons. The
project is completely compatible with the existing land use and
will. not change any trend established.
9a Project development will increase the rate and use of natural
resources by virtue of the fact that it will bring in approxi-
mately 18 to 27 new persons into the area. This is thought to be a
non significant impact,
ll_; The project will bring in some new persons (see 9a).
l3afc: The traffic counts for the local roads that serve the
project are as follows,
Hell at Cussick 880 ADT
Lassen 1770 ADT
cussic'k immediately in
front of project site 990 ADT
Henshaw 1560 ALT
(These are .dor 1981 from. Public forks)
The project will create an additional 54 to 90 vehicle trips a
day. The cumulative impacts on the transportation system frum this
subdivision and others in the area, could require a traffic signal
at ast and Cussick.
14ai f: Residential development will increase the treed for public
services. Lire service will be provided by Butte County Station
No, 42. The local elementary school is Citrus. Citrus is in the
Chico Unified School District,
j 16a,b, Power and communication lines exist utr to the property line.
Sto'rmwdter drainage will be provided on-site:
17a. Refer to any comments from the Butte County tosquito Abatement
District.
213 The Butte County Archaeologic
ill 5onsativity Map shows the project
to be in an area of moderate to 1014 sensitivity:
M7'
r
The project is a Tentative Subdivision Map dividing 9.52 acres to
create nine parcels ranging in size from 1.01 to 1.24 acres each.
The location of: the project is approximately 600 feet southeast of
Bell Road, on the southwest side of Cussick Avenue in the Chico
area. The Assessor's Parcel numbers are 42-03-58 and 59. The
current zoning is single family residential. The General Plan
&3signation is Agricultural -.Residential. The property is currently
a walnut orchard and is surrounded by single family residential and.
across the way by Northwood Commons.
The soil on-site are recent Valley Alluviums and sediments, well
draining and easily support agriculture. The project site is in
an increasingly Urbanizing area in the Chico Sphere of Influence.
Some conversion of agricultural land to residential use can be expected
in this area. The project site is ideally suited for development
with almost no environmental limitations. 'there may be severe
impacts on public services.
G
I -gam
i